appendix 3: bush forever site implementation guidelines – practice

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GGuuiiddeell iinneess –– PPrraaccttiiccee NNootteess

Disclaimer

Any representation, statement, opinion or advice, expressed or implied in this publication ismade in good faith but on the basis that the Ministry for Planning, its agents and employees arenot liable (whether by reason of negligence, lack of care or otherwise) to any person from anydamage or loss whatsoever which has occurred or may occur in relation to that person takingor not taking (as the case may be) action in respect of any representation, statement, or advice

referred to in this document.

© State of Western Australia

Published by theWestern Australian Planning Commission

Albert Facey House469 Wellington Street

Perth,Western Australia 6000

Published December 2000

ISBN 0 7309 9255 1

Internet: http://www.planning.wa.gov.auemail: [email protected]

Fax: (08) 9264 7566Phone: (08) 9264 7777TTY: (08) 9264 7535Infoline: 1800 626 477

Copies of this document are available in alternative formats on application to theDisability Services Coordinator

Ministry for Planning,Western Australia owns all photographyin this document unless otherwise stated.

B u s h Fo re ve r i

CCoonntteennttssPPrraaccttiiccee NNootteess 11

PURPOSE 1

SUMMARY 1

REPORT STRUCTURE 2

NNeeggoottiiaatteedd PPllaannnniinngg SSoolluuttiioonnss 55PRACTICE NOTE 1: Negotiated Planning Solutions – General Guiding Principles 5

PRACTICE NOTE 2: Strategic Negotiated Planning Solutions (Strategic NPS) 9

PRACTICE NOTE 3: Strategic NPS – Best Practice Case Study 15

PRACTICE NOTE 4: Urban, Urban Deferred and Industrial Negotiated Planning Solutions 19

PRACTICE NOTE 5: Bushland-Sensitive Design Criteria for Urban Development (Interim) 21

PRACTICE NOTE 6: Land Exchanges 25

CCoommpplleemmeennttaarryy MMeecchhaanniissmmss ffoorr RRuurraall ZZoonneedd LLaanndd 22 77PRACTICE NOTE 7: Complementary Mechanisms for Rural Zoned Land –

General Guiding Principles 27

PRACTICE NOTE 8: Bushland Management Support, Funding Incentives andProtection Mechanisms 31

PRACTICE NOTE 9: Rural Negotiated Planning Solutions – Future Rural Subdivision for Conservation 37

PRACTICE NOTE 10: Bushland-Sensitive Design Criteria for Rural Subdivision andDevelopment (Interim) 41

PRACTICE NOTE 11: Rural Negotiated Planning Solutions – Low-Impact Rural Living in a Bushland Setting 43

PRACTICE NOTE 12: Rural Negotiated Planning Solutions – Low-Impact Rural Development in a Bushland Setting 47

PPaarrkkss aanndd RReeccrreeaattiioonn RReesseerrvveess 44 99PRACTICE NOTE 13: Proposed Parks and Recreation Reserves 49

PRACTICE NOTE 14: Existing Parks and Recreation Reserves 53

OOtthheerr OOwwnneerrsshhiipp aanndd LLaanndd UUssee IInntteerreessttss 55 77PRACTICE NOTE 15: Other Government Lands 57

PRACTICE NOTE 16: Other Commonwealth Lands 61

PRACTICE NOTE 17: Local Government Town Planning Scheme Reserves 63

PRACTICE NOTE 18: Road and Railway Reserves 67

PRACTICE NOTE 19: Cemeteries 69

PRACTICE NOTE 20: Basic Raw Materials and Titanium Minerals 71

PRACTICE NOTE 21: Conservation Category Wetlands, Estuaries,Rivers and Creeks 77

B u s h Fo re ve rii

FLOW CHART 1 Bush Forever Implementation Strategy – Negotiated Planning Solutions 8

FLOW CHART 2 Bush Forever Implementation Strategy – Rural Complementary Mechanisms 30

FLOW CHART 3 Bush Forever Implementation Strategy – Proposed Parks and Recreation Reserves 52

FLOW CHART 4 Bush Forever Implementation Strategy – Existing Parks and Recreation Reserves 55

FLOW CHART 5 Bush Forever Implementation Strategy – Government Lands 60

FLOW CHART 6 Bush Forever Implementation Strategy – Local Government TPS Reserves 65

FLOW CHART 7 Bush Forever Implementation Strategy – Basic Raw Materials/Titanium Minerals 76

FIGURE 1: Examples of different designs for covenants 35

FIGURE 2: Proposed Rural Subdivision for Conservation inRural Areas 39

FIGURE 3: Two Approaches to Rural Residential Subdivision 46

REFERENCES 81

APPENDIX 1: DEFINITIONS OF TERMS 83

APPENDIX 2: COMPLEMENTARY MECHANSIMS FOR THE PROTECTION OF BUSHLAND AND LANDSCAPES 86

B u s h Fo re ve r 1

BBuusshh FFoorreevveerr SSiitteeIImmpplleemmeennttaattiioonn GGuuiiddeell iinneess

PPrraaccttiiccee NNootteessPPuurrppoosseeBush Forever (Volume 1 – Policies,Principles and Processes – The Plan) setsout the background and outlines thestrategies for implementation to befollowed in meeting its principal challenge– the protection and management ofareas recommended to fulfil its objectiveof achieving a comprehensive, adequateand representative reserve and protectedarea system.

The Practice Notes focuses on the detailsof those strategies.The emphasis is onconsultation, evaluation and negotiationwith private landowners, recognising theirneeds and that of the broader community.The development of partnerships and awillingness to compromise to achieve abalance between conservation anddevelopment will be essential to thesuccess of the strategy.

SSuummmmaarryyBush Forever implementation strategiescan be summarised under the followingheadings (with examples indicated).

NNeeggoottiiaatteedd PPllaannnniinngg SSoolluuttiioonnss■ Innovative planning solutions and

negotiations involving non-statutoryand statutory planning mechanismsand possibly involving a suite of othermechanisms, such as density trade-offs and land exchanges.

CCoommpplleemmeennttaarryy MMeecchhaanniissmmss■ Legally constructed management

arrangements such as covenants,possibly involving financial or otherincentives (Department ofConservation and Land Management(CALM) or the National Trust).

■ Rural Negotiated Planning Solutions tofacilitate conservation – compatiblerural development and ruralsubdivision.

■ Applying various financial incentivessuch as local rate and State land taxincentives in association withconservation covenants and bushlandprotection zoning; and, improvedeligibility for funding support andtechnical assistance e.g. NationalHeritage Trust (Bushcare andLandcare) and the Gordon ReidFoundation.

■ Statutory controls – legal regulation ofactivities such as land clearing,TownPlanning Scheme (TPS) zoningcontrols, Environmental ProtectionPolicies (EPP) or Statement ofPlanning Policies (SPP).

■ Purchase and re-sale of land intoprivate ownership with covenant.

■ Voluntary protection measures andmotivation using information andeducational incentives for valueappreciation and managementsupport (CALM – Land for WildlifeScheme, National Trust, Departmentof Environmental Protection’s (DEP)Ecoplan and Greening WA).

MMeettrrooppoolliittaann RReeggiioonn SScchheemmee((MMRRSS)) PPaarrkkss aanndd RReeccrreeaattiioonnRReesseerrvveess oorr ootthheerr RReesseerrvveess■ State ownership and reservation

In developing and applying thesestrategies the plan will be guided by thefollowing general site implementationprinciples:

TTeerrmmiinnoollooggyyThe text contains many technical

terms and, for the purposes of

Bush Forever, uses a number of

common words in particular ways.

These terms/words are defined in

Appendix 1, where appropriate.

B u s h Fo re ve r2

BBuusshh FFoorreevveerr SSiitteeIImmpplleemmeennttaattiioonn:: GGeenneerraall PPrriinncciipplleess■ Each Bush Forever Site will be

implemented within the context of the strategic objectives for BushForever and in accordance with thegeneral guide provided by the BushForever Site implementationrecommendation and the policies,principles and processes established inVolume 1 and the detailed guidelinesprovided in this report.

■ An implementation recommendationwill be provided for each Bush ForeverSite for the guidance of decision-makers and to provide certainty andclarity for landowners and thecommunity.

■ The Bush Forever Site implementationrecommendations and attendantapproaches are policyrecommendations and are statementsgenerally reflecting current land usezoning, development approvals andthe values and characteristics of eachsite. Recommendations will be subjectto other planning and environmentalconsiderations and statutory approvalsprocesses. Solutions will seek toanticipate other requirements wherepossible.There may need to beadjustments to the siterecommendations and approachtaken on a case-by-case basis to takeinto account changing circumstances,new information and furtherlandowner consultation.

■ Bush Forever Site boundaries, includingregionally significant bushland, may besubject to further analysis andverification as a result of newinformation, on-ground site

investigations and landownerconsultation during the siteimplementation process and in thecontext of the objectives of the siteimplementation recommendation.The ongoing audit of Bush Forever willprovide an update of site status andany changes, where applicable, to siterecommendations and site boundaries.

■ Portions of Bush Forever Sites withoutnative vegetation and which are notsignificant wetlands, are not intendedto be protected and do not form partof the site recommendation, except,with the agreement of the landowner,for linkage purposes where areas arecapable of regeneration.

■ In the event that changes to thestatus or boundaries of Bush ForeverSites are considered, the balance ofrepresentation of ecologicalcommunities will be maintained by, where practicable, additions orsubstitute sites from within the area of the Swan Coastal Plain.Thisincludes areas outside the PerthMetropolitan Region.

RReeppoorrtt SSttrruuccttuurreeBush Forever outlines the strategies forimplementation and is an outcome of thecomments received on the strategicbushland conservation plan first proposedin the draft Perth’s Bushplan document –released for public comment inNovember 1998 (referred to asPBP1998). PBP1998 sets out in detail thebackground and processes of the Project’sdevelopment and the criteria for siteidentification and selection.The “Project”refers to the whole process from thedevelopment of the concept to itsimplementation.


The objective of Bush Forever is toestablish a realistic and timelyimplementation framework for individualsites to achieve the plan’s main aimswithin 10 years of release.The format isdesigned to establish a clear frameworkfor implementation by assigning animplementation recommendation to eachBush Forever Site.

Bush Forever has been distributed toaffected landowners and relevantstakeholders and comprises of:

■ Volume 1: Policies, Principles andProcesses, includes:

• The implementation options,approaches and processes whichaim to provide a decision-makingframework for landowners, thecommunity, local governments andState Government agencies.

• A regional map (Map 1) and theDetailed Site Maps showing BushForever Sites (which includeindividual or grouped areas ofregionally significant vegetation)and their associated siteimplementation recommendation/s.This includes updated Bush ForeverSite boundaries following the publiccomment period on PBP1998.

• Bush Forever Site ImplementationGuidelines – Summary Table (Table2) outlines in detail the variousoptions and approaches for siteimplementation.

• Bush Forever Site ImplementationRecommendations (Table 3) assignan implementationrecommendation for each BushForever Site, or parts thereof,describe zoning attributes, and siteopportunities and constraints. Siterecommendations are generally in

accordance with a site’s zoning inthe Metropolitan Region Scheme(MRS), development approvals orwhether it is government-ownedland or land affected by a specificland use interest or issue.

• Bush Forever Site ImplementationGuidelines – Practice Notes(Appendix 3, this document),provide an extended discussion ofprotection options and approachesfor the implementation of siterecommendations.

■ Volume 2: Directory of Bush ForeverSites (sections available upon request)includes:

Part A A Guide to Bush Forever SiteSelection and Descriptions: anoutline of the Bush ForeverSite selection process andeach category of informationused to describe and identifyBush Forever Sites (update ofPBP1998,Volume 2, Part A).

Part B Bush Forever SiteDescriptions: full description ofthe conservation attributes ofeach Bush Forever Site(updated of PBP1998,Volume2, Part B).

B u s h Fo re ve r4


PPrraaccttiiccee NNoottee 11 ::NNEEGGOOTTIIAATTEEDD PPLLAANNNNIINNGG SSOOLLUUTTIIOONNSS –– GGEENNEERRAALLGGUUIIDDIINNGG PPRRIINNCCIIPPLLEESS

GGeenneerraall AApppplliiccaattiioonn GGeenneerraall OObbjjeeccttiivveess

Negotiated Planning Solutions generallyapply to lands which planning andenvironmental processes have identified forfuture development through existingcommitments, land use zoning or forintensification of land use in accordancewith an approved forward planningframework (such as structure plans or localrural strategies – Rural Negotiated PlanningSolutions).

To maximise bushland retention, particularlycore conservation values and threatenedecological communities, through statutoryplanning and environmental approvalprocesses, where applicable, and to seek a balance between the needs ofconservation and development and areasonable outcome.

To encourage best practice throughperformance and design criteria to achieveconservation objectives while offeringopportunities for innovative and sustainableplanning outcomes.

A small number of Bush Forever Sites liewithin undeveloped or partially developedland which is zoned Urban, UrbanDeferred or Industrial in the MRS, or inurban fringe land that is zoned Rural butearmarked for future development orintensification of use through approvedplanning processes.Where land isearmarked for urban or industrialdevelopment, Bush Forever recognisesthat legitimate approvals may be currentand that investment decisions may havebeen made on this basis. In such cases,Bush Forever will seek to enter intoNegotiated Planning Solutions (NPSapplying to around 650 hectares, of which,about 400 hectares is in privateownership) to achieve a balance betweenthe needs of conservation and legitimatedevelopment expectations given thezoning and other approvals. Striking abalance between the needs ofconservation and development will offerthe most practicable solutions byacknowledging the full range of social andeconomic values attached to the land.

Protecting entire Bush Forever Sites insome instances through NPS will bedifficult if they do not form part of amuch larger area earmarked fordevelopment enabling development incleared portions, or if the adjoiningproperties are not part of a widerstructure planning process. For a largeBush Forever Site affecting the greaterpart of a property, a compromise withdevelopment will be necessary.

The objective of the negotiation processregarding the level of development trade-off will be to secure the long-term survivalof core conservation values of the BushForever Site.This should be set within thecontext of a site’s environmental capacityto withstand human interference, widerplanning and design issues, the viability ofdevelopment, and servicing requirements.Where threatened communities areinvolved, they should be protected. Areasto be protected will be regarded asconservation open space, rather than asconventional drainage or active recreationareas. Future land use decision-making

B u s h Fo re ve r6

processes will be predicated upon anagreed outcome through the negotiationprocesses.

NPS will include:

• Detailed structure planning andassociated land coordination andcost-sharing arrangements, whereappropriate.

• The development of bushland-sensitive design responses andattendant best practice performanceand design criteria.

• Special Control Areas with attendantperformance criteria.

• Investigations into alternative forms ofdevelopment, including considerationof more high-density clustered stylesof development in appropriatelocations.

SSttrraatteeggiicc NNPPSS ((sseeee PPrraaccttiiccee NNoottee22 aanndd PPrraaccttiiccee NNoottee 33))Strategic NPS have the potential toprotect some sites in their entirety, wherepossible, by:

• Forward planning and structureplanning, looking strategically over awider area and distributing openspace provision and costs evenly andequitably across ownerships.

• Integrated natural resource planningand management, addressing wideropen space needs such as drainageand wetland protection, and passiveand active recreation; and a holisticapproach through the assessment ofthe scope for multiple uses in anygiven area of open space.

The implementation process will involvesite evaluation and the development ofcase-by-case solutions, with a willingness todevelop implementation recommendations

that best fit individual cases.The key isconsultation, since each Bush Forever Siteis unique and landowners will be affectedin different ways.

UUrrbbaann,, UUrrbbaann DDeeffeerrrreedd aannddIInndduussttrriiaall NNPPSS ((sseeee PPrraaccttiiccee NNoottee 44))Environmental capacity, based on bushlandthreats and sustainability, provide the basisfor the bushland-sensitive design criteriafor different levels of development andlocation strategies, creating an effectiveinterface and integration between urbandevelopment and core conservationrequirements (see PRACTICE NOTE 5:BUSHLAND SENSITIVE DESIGN CRITERIAFOR URBAN DEVELOPMENT (Interim)).A best practice, flexible, performance-orientated approach to implementationwill give scope for innovation inresponding to particular site circumstanceswhile ensuring the economic viability ofdevelopment.

Bush Forever implementation strategiesand performance criteria have beendeveloped to enable a commonunderstanding of goals and objectives.Thecriteria will be refined over time asknowledge is improved and best practiceexamples and guidelines are developed tocomplement the plan’s implementation.Bush Forever presents a uniqueopportunity to develop new designsolutions, based onenvironmental/conservation objectives,amenity and aesthetics, which can enhancethe attraction and marketability of adevelopment. Performance approacheswill enable best practice implementationwithin shorter time frames andconsideration of planning and urbandesign form requirements.

PPrraaccttiiccee NNoottee 11 :: ((CCoonnttdd..))


PPrraaccttiiccee NNoottee 11 :: ((CCoonnttdd..))Negotiated outcomes will generallyconsist of the following approaches forvarious land use zones:

Lands zoned Urban, Urban Deferredor Industrial in the MRS and, in somecases, the local TPS

In many cases these areas will haveapproved local structure planning. Stand-alone NPS will be entered into during thesubdivision process, and this will involvesome development trade-off.

Lands zoned Urban, Urban Deferredor Industrial in the MRS, but zonedRural in the local TPS

Strategic NPS through structure planningprocesses will be encouraged. In areaswith a large number of small lots infragmented ownership, protecting BushForever Sites in their entirety will be a

priority and this may involve detailedstructure planning, land coordination andcost-sharing arrangements (such as guideddevelopment schemes) to achieve anequal distribution of open spacecontributions.

Urban fringe land – lands earmarkedfor development

Bush Forever acknowledges that planningfor these sites may have advanced to apoint which limits scope for theapplication of rural complementarymechanisms. However, where planningapprovals have not been granted, theimplementation objective will be toprotect them in their entirety, wherepossible, through Strategic NPS, structureplanning processes and future TPSrezoning at the regional or local level.

GGeenneerraall MMeecchhaanniissmm

NNOOTTEE

Prior consultation with the Bush ForeverOffice is encouraged before submittingformal development, zoning orsubdivision proposals.

GGeenneerraall IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess

IG 1 Where Bush Forever Sites haveprior planning and environmentalapprovals and commitments, governmentagencies will seek to maximisevegetation retention and protect coreconservation values, while allowing somedevelopment in accordance with existingcommitments or approvals in order toachieve a reasonable outcome.

Action 1 The WAPC will prepare detailedbushland-sensitive design guidelines forurban and rural areas set within thecontext of wider planning, environmentaland urban design considerations.

B u s h Fo re ve r8

FFllooww CChhaarrtt 11BBuusshh FFoorreevveerr IImmpplleemmeennttaattiioonn SSttrraatteeggyy –– NNeeggoottiiaatteedd PPllaannnniinngg SSoolluuttiioonnss

MMRRSS UUrrbbaann//UUrrbbaann DDeeffeerrrreedd// IInndduussttrriiaall

((oorr llaannddss eeaarrmmaarrkkeedd ffoorr uurrbbaann ddeevveellooppmmeenntt))

TTPPSS RRuurraall

Strategic Negotiated Planning Solutions (Strategic NPS)

(generally areas of multiple ownerships)

Structure Planning

Land Coordination/Cost sharing

arrangements to set aside a Bush Forever

Site in its entirety,where possible

Precinct Planning/Open Space Strategies

Bushland-Sensitive Design Criteria

Bush Forever Site (or part thereof) set

aside as a ConservationReserve free of cost

and will generallyinvolve some

development trade-off

Urban, Urban Deferred and IndustrialNegotiated Planning Solutions

(generally stand-alone)

TTPPSS UUrrbbaann//UUrrbbaann DDeeffeerrrreedd//

IInndduussttrriiaall

Liaison and negotiation priorto initiating TPS amendment (MfP)

Liaison and negotiation priorto submitting proposal (MfP)


PPrraaccttiiccee NNoottee 22::SSTTRRAATTEEGGIICC NNEEGGOOTTIIAATTEEDD PPLLAANNNNIINNGG SSOOLLUUTTIIOONNSS((SSTTRRAATTEEGGIICC NNPPSS))

AApppplliiccaattiioonn

Bush Forever Sites zoned other thanRural in the MRS and subject to localstructure planning where, as a rule,rezoning for development will not haveoccurred in the local Town PlanningScheme. Strategic NPS may also beinitiated through regional or districtstructure planning processes for Ruralzoned lands and prior to rezoning in the MRS.

Usually, lots in separate ownerships thatform part of a Bush Forever Site; or theBush Forever Site forms part of a largerdevelopment area, and the area has thepotential for detailed structure planningand coordination of development.

Large landholders, including governmentbodies, who may have a number of sitesaffected by Bush Forever; or where thereis a land use with specific needs andrequirements, such as mining orcemetery purposes.

OObbjjeeccttiivveess

To optimise conservation and planningobjectives for sites with multipleownership.

To provide a fair and equitabledistribution of open space (includingBush Forever Sites) when coordinatingfuture development in areas of multipleownership, while seeking to protect theBush Forever Sites in their entirety,where possible and a reasonableoutcome.

To negotiate with large landholders andspecial land-use interest groups on astrategic basis, using implementationmechanisms aimed at satisfyingconservation and developmentobjectives.

Strategic NPS, as opposed to stand-aloneUrban, Urban Deferred and IndustrialNPS’s, promote the protection of entireBush Forever Sites through structureplanning processes prior to rezoning atthe local TPS level.

Where land has cadastral andadministrative boundaries and overlappingownership, and landowners may havediffering objectives and expectations,possibly beyond that which is permissibleunder the current land use zoning,Strategic NPS can assist in findingcommon ground between privateinterests and those of the widercommunity.

In some instances, Strategic NPS can alsoapply to large government or privatelandholders or to a particular industry or landuse, such as basic raw material extractors,enabling their interests to be dealt with ona strategic basis where a suite of differentprotection mechanisms and trade-offs canoccur.This may be possible on a planningprecinct basis (see page 13), where severalassets may fall within a particularvegetation complex or area.

There are various planning instrumentswhich can assist in marrying competinginterests and fragmented ownership,particularly where Bush Forever Sites havebeen identified for development throughplanning processes.These includestructure planning, precinct planning andthe coordination of open space provision.

B u s h Fo re ve r10

SSttrruuccttuurree PPllaannnniinnggStructure plans provide the framework forthe coordinated provision of services,infrastructure, open space (conservationand recreation), land use anddevelopment. In the context of BushForever, district and local structure plansare particularly useful once the land hasbeen zoned in the MRS for non-ruralpurposes (normally through regionalstructure planning) as they provide thebasis for amendments to the local TPS andthe identification of conservation openspace, which will include Bush ForeverSites. Incorporation ofenvironment/conservation considerationsat this stage provides the most effectivemechanism for resolving theserequirements in a fully integrated way tomaximise the benefits to the surroundingcommunity. Once the TPS zoning is inplace, structure plans are used as a basisfor determining the subdivision anddevelopment of the land.

District structure plans provide theguidelines for comprehensive planning andidentify the location and density ofresidential areas and open space. Localgovernment usually prepares them inconsultation with the Ministry for Planning.

Local structure plans provide more specificdetail on the proposed pattern of landuse in a given area and provide theframework for assessment of detailedrezoning, subdivision and development.Local structure plans are prepared eitherby a landowner or a local government andmust be approved by the local council andthe Western Australian PlanningCommission (WAPC), followingadvertisement for public submissions.

Structure planning is particularly useful inareas where there is a large number ofsmall, highly constrained lots in separateownerships or where one Bush ForeverSite straddles a number of ownerships.Structure planning can facilitate thecoordinated provision of conservationopen space through land pooling toensure that Bush Forever Sites areprotected in their entirety and dealt withon an equitable and comprehensive basis,and that no single landowner bears soleresponsibility for conservation.

Several local governments are introducingenabling provisions in their districtplanning scheme to facilitate subdivisionand cost-sharing of infrastructure basedon a structure plan or outlinedevelopment plan.The scheme provisionsprovide the statutory basis for thepreparation and adoption of thedevelopment plan, and developercontribution schedules for cells orprecincts accompanying the plan.

CCoooorrddiinnaattiinngg tthhee PPrroovviissiioonn ooff EEsssseennttiiaall EEnnvviirroonnmmeennttaallIInnffrraassttrruuccttuurreeThe power to require developercontributions to provide on-site physicalinfrastructure, including water, sewerage,drainage and the ceding of land for openspace, derives from the Town Planning andDevelopment Act 1928 (TP&D Act), andthe scope is guided by WAPC policy.Such developer contributions arenormally imposed as conditions ofsubdivision approval. In some cases, townplanning development schemes andprivate land pooling have beenintroduced, setting out scheme worksand cost contributions to be sharedbetween a large number of owners incomprehensive development areas.

PPrraaccttiiccee NNoottee 22:: ((CCoonnttdd..))


PPrraaccttiiccee NNoottee 22:: ((CCoonnttdd..))Town Planning DevelopmentSchemes/Infrastructure Sharing (LocalGovernment Scheme Provisions)

These may take the form of resumptiveor guided schemes made under section 7of the TP&D Act and have the force of lawwhen gazetted.They provide for schemeworks to be undertaken and costs sharedbetween owners. For Bush Forever Sitesthis would entail land being ceded togovernment by the owners, but the landwould be acquired at fair market valuethrough contributions from lessconstrained adjoining owners.This makesfor a fair and equitable distribution ofopen space costs and does not penalisean owner who has preserved bushlandover the years while surrounding areasmay have been cleared.

A number of provisions exist or can beintroduced into local government TPS topermit cost-sharing of district or regionalinfrastructure.These costs are generallycoordinated as part of OutlineDevelopment Plans or Structure Plans.This approach is becoming increasinglypopular and as comprehensive as aDevelopment Scheme and is guided bythe WAPC’s Planning Bulletin No. 18.

Private Land Pooling Schemes

Private land pooling schemes involve agroup of landowners entering into a legalagreement to jointly develop their land.The agreement sets out the schemeworks and coordination arrangements.Such schemes are relatively rare but havehad some success in achieving improvedplanning outcomes in constrained areas.

IInntteeggrraatteedd OOppeenn SSppaaccee PPllaannnniinnggaatt tthhee LLooccaall LLeevveellWetland areas, bushland areas (regional orlocal), drainage swales and corridors, andlocal open space for active or passive

recreation all form part of an area’sessential environmental infrastructure.They can serve a wide variety ofcommunity needs: of core wetland orregionally significant bushland areas, linkedby green corridors comprised of drainageareas, local bush, active areas of openspace, road reserves and natural creeks.Integrated open space planning involvesdesigning for community needs and seeingwhere multi-use functions for open spaceare required and can be accommodated,which in some cases can seek to avoidonerous open space requirements inconstrained areas. A local bushlandstrategy or greenspace plan can play animportant part in this process.Management objectives and compatibilityof uses are matters that must, however, betaken into account in designing such multi-functional areas.

Integrated open space planning caninclude public and private land and all theopen space elements within an area,enabling the pooling of maintenance costsand the creation of sites in larger, easier-to-maintain parcels.The plans can set aframework for the consolidation ofbushland areas, enabling local open spacecash-in-lieu contributions to be used topurchase and develop areas identified inthe plan for buffering or linkagerequirements.

The Middle Canning example (Evangelistiand Associates 1995) shows how multi-use functions for open space anddevelopment with higher densities orclustered development can beconcentrated in less constrained areas,thereby minimising development costsand helping to restore anticipated lotyield, while meeting environmentalobjectives.


PPrreecciinncctt PPllaannnniinngg ffoorr EEccoollooggiiccaallCCoommmmuunniittiieess//RReeggiioonnaallllyySSiiggnniiffiiccaanntt BBuusshhllaannddThe planning precinct concept is avariation on the structure planning theme.Precinct planning attempts to view naturalresources as discrete entities that overlapownership and cadastral boundaries, indoing so providing greater scope toobjectively assess opportunities andconstraints, possible trade-offs, linkagesand supplementary or substitute sites forprotection. Precincts are often based onecological catchments, be it wetlandssystems, groundwater catchments, orindeed the vegetation complexes whichform one basis for the selection of BushForever Sites.

Using a particular vegetation complex as aplanning precinct (such as the SouthernRiver complex in the Forrestdale-Southern

River area, see PRACTICE NOTE 3) can aidachievement of the minimum 10 per centprotection target by enabling trade-offs tobe made between high priority BushForever Sites and those which may haveprior Urban zoning in the MRS.

The full range of implementation tools canbe applied within a precinct, with aparticular vegetation complex as the basis,setting a strategic framework wherelinkages can be established between BushForever Sites, local bushland, local openspace, wetland areas, drainage andgreenway corridors, thus creating acomprehensive open space structure forthe vegetation complex.

PRACTICE NOTE 3: STRATEGIC NPS – BESTPRACTICE CASE STUDY provides furtherinformation and an example of theapplication of Strategic NPS.



PPrraaccttiiccee NNoottee 22:: ((CCoonnttdd..))MMeecchhaanniissmmss

Structure plans, guided schemes, precinctplanning and integrated open spaceplanning are essential tools to furtherassist equitable cost distribution andbalance open space requirements inareas heavily constrained by ownershipand environmental considerations.

IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess

IG 2 Bush Forever will encouragestructure planning, land coordination andcost-sharing arrangements and thestrategic coordination of bushland,conservation and development toachieve the protection of Bush ForeverSites in their entirety, where possible, andequitable and reasonable outcomes forprivate landowners affected by BushForever Sites.

IG 3 Bush Forever Sites (or part thereof, where applicable) will be setaside as a conservation reserve at thestructure planning and TPS rezoningstage and purchased through landownercontributions and cost-sharingarrangements or set aside free of cost (as per IG5) over and above thenormal public open space requirementas part of a land coordination/structureplanning arrangement.

Strategic assessment of opportunitiesand constraints, and informationexchange to determine site-by-sitepriorities and the needs of conservationand development.

IG 4 Bush Forever will develop strategicpackages with land-owning and land-useinterest groups to achieve a balancebetween the needs of conservation anddevelopment and a reasonable outcome.


PPrraaccttiiccee NNoottee 33::SSTTRRAATTEEGGIICC NNPPSS –– BBEESSTT PPRRAACCTTIICCEE CCAASSEE SSTTUUDDYY:: TThheeSSoouutthheerrnn RRiivveerr VVeeggeettaattiioonn PPllaannnniinngg PPrreecciinncctt –– CCoooorrddiinnaattiioonnooff DDeevveellooppmmeenntt iinn aann AArreeaa ooff FFrraaggmmeenntteedd OOwwnneerrsshhiipp

TThhee SSoouutthheerrnn RRiivveerr –– FFoorrrreessttddaallee–– BBrrooookkddaallee –– WWuunnggoonngg DDiissttrriiccttSSttrruuccttuurree PPllaannThe area comprises Southern River,Forrestdale and Brookdale (Wungong)within the cities of Gosnells and Armadaleand has been subject to various levels ofplanning. It includes land that is identifiedfor urban development, deferred fordevelopment, and areas where no formalcommitments have been given for urbandevelopment.

Development on parts of the area isseverely constrained by environmentaland physical factors, particularly in MRSUrban Deferred areas.These constraintsinclude regionally significant bushland(Bush Forever Sites), conservationcategory wetlands, drainage and nutrientmanagement requirements resulting froma high water table and low-lying lands andwaterlogged soils, the presence ofincompatible land uses and insectproblems, limited infrastructure andservicing difficulties and landfragmentation. Given these constraints, thefuture development of the area has beenconsidered through a coordinated districtstructure planning process to resolve thearea’s major planning and landdevelopment problems.The achievementof a well-structured urban environment inthis marginal area, including appropriateurban water management, will be the keyto the creation of livable, safe, attractiveand convenient local communities andneighbourhoods that meet the diverseneeds of their residents, while satisfyingenvironmental concerns.

TThhee SSoouutthheerrnn RRiivveerr VVeeggeettaattiioonnPPllaannnniinngg PPrreecciinncctt iinn tthhee SSttrruuccttuurreePPllaann SSttuuddyy AArreeaa –– SSttrraatteeggiicc NNPPSSAbout 6 per cent of the Southern Rivervegetation complex is currently in secure

tenure in the Perth Metropolitan Region.Bush Forever proposes that 10 per centbe protected. Opportunities may alsoexist for additional sites to be protectedon the Swan Coastal Plain portion outsidethe Perth Metropolitan Region throughcurrent statutory planning processes, givinga reasonable representation of thecomplex across its range.

Most of the Bush Forever Sites for theSouthern River vegetation complex liewithin the Southern River and Forrestdalearea, and are highly constrained by aprofusion of small, fragmented lots inseparate ownership. In addition, a numberof the sites are within Urban Deferredand Urban zoning or are zoned Rural inMRS with a high degree of landownerexpectation that urbanisation will occur inthe near future, limiting the scope toimplement off-reserve conservation andto encourage private land management.Negotiating with landowners in isolationto protect Bush Forever Sites would bedifficult since some lots are highlyconstrained by Bush Forever and areas ofconservation category wetlands.Conservation category wetlands correlatewith a number of Bush Forever Sites inthis area. Protection of Bush Forever Sitesis therefore important to ensure theoverall sustainable development of thearea, to maintain wetland functions, andfor drainage requirements. Irrespective ofBush Forever, these environmental issueswill need to be addressed beforedevelopment can proceed.

Overall, the proposed Strategic NPS forthe Southern River vegetation complexwill involve the following measures:

� Reservation of areas of highestconservation value (Bush ForeverSites 125, 413 and 465) and includingconservation category wetlands and


threatened ecological communities.These areas will provide relativelylarge and sustainable areas ofregionally significant bushland.

� Advancing a land coordinationmechanism through structureplanning, such as a guideddevelopment scheme or localgovernment TPS provisions, for BushForever Sites 464, 255 and 340,which are zoned Urban Deferred inthe MRS, some of which containconservation category wetlands.Thiswill ensure that Bush Forever Sitesare conserved in their entiretythrough an equitable distribution ofopen space costs among all thelandowners in the area. Such anapproach avoids site-by-sitenegotiations to protect smallelements of each Bush Forever Siteand will ensure that no singlelandowner is disadvantaged by theneed to retain the bush on a block inits entirety that each Bush ForeverSite landowner in this categoryreceives a financial return.Thisapproach will also ensure anintegrated design package to enableurban development consistent withbushland and water-sensitive designprinciples and for drainagemanagement. Given these constraints,individual small lot developments areunlikely to be able to achieve thedesign considerations required toovercome these inherentenvironmental constraints. Furtherassessment of the open space areasthrough integrated local spaceplanning will enable an analysis of thetotal open space requirements andthe scope for multi-use functions toassist in minimising an onerous “land

take” and developer contributions.

� Enter into stand-alone NPS’s and abalance between conservation anddevelopment for those areas withcurrent MRS Urban or local TPSResidential zoning, including portionsof Bush Forever Sites 125, 342 and253, recognising existing planningconstraints and development viability.Development of these areas is welladvanced and, in view of their zoning,do not justify reservation andacquisition as a conservation reserve.For areas within Bush Forever Site125 without TPS Residential zoning, alocal structure plan process andStrategic NPS approach can facilitatean equitable and reasonable balancebetween conservation anddevelopment.

Applying a Strategic NPS will see about90 per cent of the Bush Forever Sites inthis locality protected at a managed costto government. Five sites may beprotected in their entirety.The portionsnot protected will have a negligible effecton the minimum 10 per cent target forthis complex.The combined structure planand scheme for the area will providelandowner certainty and a frameworkwithin which development can progress.The overall integrated design of the areafrom a water-sensitive design, bushlandprotection, urban form and livableneighbourhoods perspective will benefit allconcerned and will make the area bothattractive and marketable.This approachwill satisfy a number of the environmentalconcerns and will establish essentialenvironmental infrastructure, withoutwhich development would be significantlyconstrained.The Bush Forever Sites formpart of this essential environmental



PPrraaccttiiccee NNoottee 33:: ((CCoonnttdd..))infrastructure and with their protectionfor water resource management, wetlandprotection and bushland protectionpurposes, development is likely to besustainable in the longer term.

Notwithstanding the above, there maybe other environmental issues requiringfurther consideration, such asconservation category wetlands outsideBush Forever Sites and overall drainageand nutrient management requirements.Implementation of the structure planproposes as a first step the production

of an overall Urban Water ManagementStrategy, to be coordinated by the Waterand Rivers Commission.This is designedto establish criteria for the quality ofwater being exported from the area ofthe structure plan, in order that thetargets established through the Swan-Canning Clean-Up Programme can bemet. At a site-specific level, proponentswill be required to produce nutrient anddrainage management plans whichcomply with the criteria established bythe Urban Water Management Strategy.


PPrraaccttiiccee NNoottee 44::UURRBBAANN,, UURRBBAANN DDEEFFEERRRREEDD AANNDD IINNDDUUSSTTRRIIAALLNNEEGGOOTTIIAATTEEDD PPLLAANNNNIINNGG SSOOLLUUTTIIOONNSS ((UURRBBAANN,,UURRBBAANN DDEEFFEERRRREEDD AANNDD IINNDDUUSSTTRRIIAALL NNPPSS))


Stand-alone Bush Forever Sites (e.g. inone ownership and able to be developedin isolation), that are generally zonedUrban, Urban Deferred or Industrial inthe MRS, and in some cases in the localTPS, therefore may lack the potential tobe part of a broader structure planningprocess involving a wider area and otherland ownerships.This does not precludeStrategic NPS with adjoining lands.


To seek to protect core conservationvalues and threatened communities ofBush Forever Sites, while recognisingUrban, Urban Deferred and Industrialzoning in the MRS and any prior planningand environmental commitments andapprovals, and to achieve a reasonableoutcome.

The planning approval process will aim toretain regionally significant vegetation bymaximising the Bush Forever Site to beincluded as conservation reserve throughopen space contributions under section20A of the TP&D Act as a trade-off forsome development.This will be appliedthrough land use zoning, where applicable,and as a condition of subdivision approvaland will be over and above the normal 10per cent local open space requirement;will be ceded free of cost, and will notform part of a credit against the active orpassive recreation requirements of an areaunless agreed otherwise. Bush ForeverSites shown as ‘Agreed’ on Map 1 will begiven over in their entirety in this way.Other Bush Forever Sites in this categorywill involve some development trade-off,with portions of the site protected.Where possible an indication of the areato be set aside is given in Map 1 (referredto as ‘Agreement Proposed’ and will besubject to further detailed investigations).

The procedure under the TP&D Act isstatutory but the actual 10 per cent ispractice-based and can vary according tocircumstances and the prevailingenvironmental constraints of any givensite.The level of provision to protect BushForever Sites will depend on thecircumstances of each case, the values andconstraints of the bushland, and will beuniquely developed for each site inaccordance with the negotiation anddesign criteria.

The protection of bushland and thedevelopment of land need not bemutually exclusive objectives, however, themanagement of bushland areas to beretained and the design of developmenteither directly abutting or located withinbushland setting needs to be approachedwith great care. Practice Note 5 discussesand sets out guidelines for particularaspects of the design, management anddevelopment of bushland areas.


MMeecchhaanniissmmss

Best practice design and performancecriteria can be used as benchmarks toachieve design and developmentresponses compatible with the needsand requirements of bushlandprotection.

Other mechanisms outlined inPRACTICE NOTE 5, such as densitybonuses, urban clusters, private bushlandmanagement initiatives and larger blocks,which buffer the Bush Forever Site maybe appropriate.


IG 5 Bush Forever Sites (or portionsthereof, where applicable) will be setaside as a conservation reserve as partof the TPS rezoning and subdivisionapproval process, and ceded free of costover and above the normal public openspace requirement, and vested with anappropriate management body undersection 20A of the TP&D Act; or securedthrough a statutory conservationcovenant.

IG 6 Negotiated Planning Solutions(both Urban/Urban Deferred andIndustrial NPS and Strategic NPS) whichreflect best practice planning, and designcriteria identified in PRACTICE NOTE 5(to be used as an interim guide pendingthe preparation of bushland-sensitivedesign guidelines) to achieveconservation objectives will receivefavourable consideration.



PPrraaccttiiccee NNoottee 55::BBUUSSHHLLAANNDD--SSEENNSSIITTIIVVEE DDEESSIIGGNN CCRRIITTEERRIIAA FFOORR UURRBBAANNDDEEVVEELLOOPPMMEENNTT ((IINNTTEERRIIMM)):: TThhrreeaattss ttoo BBuusshhllaanndd;;GGrreeeennwwaayyss aanndd CCoorrrriiddoorrss;; DDeessiiggnn CCrriitteerriiaa;; UUrrbbaann CClluusstteerrss

11 .. TThhrreeaattss ttoo BBuusshhllaannddPPrrootteeccttiioonn ffrroomm UUrrbbaanniissaattiioonnaanndd LLaanndd UUssee IInntteennssiiffiiccaattiioonn

Solutions should aim to incorporatemeasures to protect Bush Forever Sitesfrom the adverse effects of urbanisationand land use intensification, such as thefollowing:

■ Fragmentation, creating ecologicalislands which reduce the movementof fauna and gene migration betweenisolated pockets.

■ Changes in hydrological regimes andsoil nutrient status through urbanrun-off. Urban development hascreated extensive areas covered byimpervious surfaces causing highpeak flows, run-off into open spaceareas and the addition of nutrients.These areas are constantly wet andthe ecosystems altered, favouringsuccession by other species andweed infestation.They are typicallyfound along residential boundariesand drainage corridors, and for manyspecies the conditions may becometoxic. Drainage of urban areas canalso affect wetland ecosystemsthrough the lowering of groundwaterlevels.

■ Increased erosion from increasedrun-off and site works, bringingsuspended solids and causingsiltation.

■ Alteration of natural fire regimes andfrequency.

■ Weed introduction throughfirebreaks and illegal dumping ofwastes and garden clippings,stormwater discharge, irrigation andfrequent fire.

■ Physical damage and soil compactionand erosion through overuse byhumans, or inappropriate use andassociated weed infestation.

■ Wildlife predation by domestic pets.

■ Disturbance and fragmentationthrough ancillary services such aspowerlines, sewerage, water, gas,sporting facilities and transportcorridors and associated works andmaintenance.

■ Removal of plants as source oflandscaping, and planting of exoticspecies.

22.. BBuusshhllaanndd--SSeennssiittiivvee UUrrbbaannDDeessiiggnn CCrriitteerriiaa

A key to the retention of bushlandconservation values lies in minimising theoccurrence and impact of actions onadjacent land that disturb the vegetation,soil, water or nutrient regime.Theseactions may have a direct impact on thebushland or they may provide conditionsfavourable to the establishment andspread of weeds and disease that degradeits condition.These issues are to beaddressed through the promotion ofbushland-sensitive design criteria and landmanagement advice to landowners, whichcan act as benchmarks by which to assessurban design and managementperformance.

Conservation planning in the urbanenvironment requires an approach differentfrom that traditionally used to constructresidential areas.This does not necessarilymean lower lot yields and financial returnsas minimal disturbance to bushland area willprovide a unique marketing opportunity,often referred to as a “landscape ecology”or “design with nature” (McHarg 1969)approach.This can make excellenteconomic sense; for example, plants


transform solar energy, soak up rainwater toavoid flooding and provide microclimates todeflect cold winter winds and block thesummer sun. Lots adjacent or near tobushland open space also benefit greatlyfrom the open space amenity value,landscape and wildlife benefits.

A landscape ecology approach requiresmaintaining adequate bushland size,configuration and connectivity betweenhabitats. Development should avoidfragmentation and support retention ofthe composition of the habitat. Habitatsshould not be so small that they aresusceptible, yet not so disconnected bybarriers to movement and the quality ofgreenway corridors that speciesextinctions occur by preventing migration(the concept of greenways and corridorsis explored further in this section).

Performance criteria can be translatedinto subdivision regulations and guidelineswithin planning schemes as part of a zone,or can be generally applicable to urbandevelopment through planning policy, andcan set out clear guidelines, which shouldbe considered when assessing applications.Different guidelines may apply to BushForever Sites within urban and rural areas,with different best practice objectives, butthe principles are generally the same. Forurban and industrial subdivision, guidelinesshould aim to protect the environmentfrom pollutants and harm as well as tosecure the care of bushland.

BBuusshhllaanndd--SSeennssiittiivvee UUrrbbaann DDeessiiggnn CCrriitteerriiaa

The following design criteria can generallybe applied for development affecting aBush Forever Site:

■ Identify areas of highest conservationvalue through a comprehensivesurvey of flora, vegetation and faunaprior to site planning and considerthe site characteristics in the design.

■ Avoid the loss of areas of highconservation value, including the lossof threatened ecological communities,threatened or poorly reservedfloristic communities, rare andendangered species, and verifiedconservation category wetlands.

■ Development to be focused withinless intact portions of the bushlandor, if present, cleared and degradedportions of the block.

■ Consolidate large areas forconservation open space/reserves,which provide a variety of plantcommunities/habitats and thetransitional elements betweencommunities.

■ Carefully design thebushland/development interface tominimise the problems of weedinfestation and management, includingthe provision of hard edges (such asroads) to bushland and establishingbuffer zones of less intensive landuses next to high priorityconservation areas.

■ Attempt to accommodate otherareas of bushland within the generalsubdivision design or in local openspace.

■ Conservation open space to beconsolidated with, or be located inclose proximity to, or physicallyconnected with other natural areaswherever possible.

■ Attempt to minimise boundarylength and edge to area ratio forconservation areas by setting roundand compact boundaries rather thanelongated or irregular shapes andsmaller fragmented areas.



PPrraaccttiiccee NNoottee 55:: ((CCoonnttdd..))■ Stormwater run-off to be retained

on the development site throughtreatment drains (in accord withWater-Sensitive Design principles)with control standards, including trapsand maintenance arrangements forsediments and pollutant (includingnutrient) run-off.

■ Possibly earn density bonuses byincreased conservation open spaceprovision or clustering ofdevelopment nodes.

■ Design and planning responses toconform with natural features andcontours.

■ Retention of natural soils andbushland through sensitive site worksto minimise the disturbancefootprint.

■ Investigating the scope for theintegration of open spacerequirements and multi-use, butavoiding co-location of Bush ForeverSites with drainage and services tominimise disturbance. If co-location isunavoidable, then use commontrenching systems to integrateservices, sewer and waterreticulation.

■ Avoid housing backing onto bushland,which can lead to degradationthrough garden refuse dumping andbushfire hazard reduction.

■ Fence off areas where necessary formanagement, but provide formanaged access on foot to avoidalienation and lack of ownership byadjoining residents, except high-priority areas.

■ Apply landscaping standards andbushland retention through the sitedesign and development stages, withthe use of local species inlandscaping, including road reservesthat abut or are in close proximity tobushland.

■ Apply dieback hygiene measures indesign, construction andmaintenance.

■ Other planning, fire management andaccess requirements, including urbandesign considerations relating tocreating safe, convenient and livableneighbourhoods.

Approval conditions to support the abovecriteria can include the development of anenvironmental management plan tosecure long-term protection. ManagementPlans should address matters such asfuture management regimes, future uses,retention of significant individual trees,replanting with indigenous species,rehabilitation of degraded areas, bufferzones to reduce dieback risk at the edgeand avoid weed infestation, control ofrun-off, use or disposal of felledvegetation, and protecting or rehabilitatingsensitive areas.

33.. GGrreeeennwwaayyss aanndd CCoorrrriiddoorrssThe greenway or corridor concept isimportant for linking remnant vegetationor Bush Forever Sites and for designingNPS, particularly when negotiating withmultiple owners and lots.The optimumwidth of a corridor to reduce edge effects,weed infestation and for the movement offauna may vary depending on the sitecharacteristics and its natural attributes.Principles for planning corridors includethe following (Greening WA 1997):


■ Greenways may follow naturallandform characteristics such ascreeks or a chain of wetlands.Theymay include only one vegetationcommunity, or may cut across thelandscape and incorporate a numberof vegetation communities.

■ In general, the wider the better asnarrow corridors suffer more edgeeffects. However, some narrowcorridors can resist weed infestationif the vegetation is in good conditionwith an intact understorey, or containsoils which are less penetrable, suchas the clayey soils on the eastern sideof the Swan Coastal Plain.

■ Greenways, which are buffers tostreams or wetlands, should take intoaccount the width of the floodway,soil types, landform and nativevegetation when determining theappropriate width buffer and therequirements of water-sensitive urban design.

■ Management objectives, aside frombushland conservation, including faunamovement, recreation, drainage andbuffers, will assist in setting the designparameters; and many greenways willhave more than one objective.

■ Greenways aimed at facilitatinganimal movement need to provide arange of habitats and food sources; itis important they contain a variedmicro habitat such as fallen logs anddebris.The corridor should mimic asfar as possible the patches of bush itis connecting and should incorporatehabitat nodes, particularly where thecorridor may be very long. Ideallycorridors should act like linearreserves.

■ Greenways providing a recreationalfunction should take into accountsafety, including the placement ofpaths to avoid areas of dense scrub.

44.. UUrrbbaann CClluusstteerrssBushland provides a unique marketingopportunity for new subdivisions to usethe natural setting. Urban clustersfollowing landscape ecology principles canprotect landscapes by grouping houses sothat they share services and conservelandscape features (Loddon-Campaspe1979). A concentration of smaller lot sizescreates opportunities for more flexiblesiting and lower maintenance obligationsfor individuals, while still providing pleasantprivate outdoor living areas.This approachtakes account of integration with thesurrounds and requires site analysis ofvegetation, slopes, summer and winter sunpaths, views, circulation and access.



PPrraaccttiiccee NNoottee 66::LLAANNDD EEXXCCHHAANNGGEESS


Bush Forever Sites zoned Urban, UrbanDeferred and Industrial in the MRSwhere it is desirable to protect the sitein its entirety (or part thereof) and asubstitute site is required to enabledevelopment elsewhere, subject torezoning considerations.


To facilitate the protection of BushForever Sites that coincide with landswith prior zonings for high order uses.

Land exchanges with government landmay be appropriate where the protectionof a Bush Forever Site in its entiretyinvolves the loss of land, such as importantIndustrial zoned land, for which alternativeprovision is necessary.The scope for land

exchanges may be restricted by fundingand legislative limitations and theavailability of suitable land for exchange.Land exchanges may be useful when usedas part of a package of measures or aspart of a Strategic NPS.


Improvement Plans under S 37 MRS toacquire areas to be used in exchange forareas of high conservation value, subjectto other planning and environmentalconsiderations and detailed financialconsiderations.

Existing land surplus to governmentrequirements.

AAccttiioonn

Action 2 The WAPC will investigateopportunities for land exchanges throughgovernment assets, where possible, but withdue consideration given to broader planningand environmental implications.


PPrraaccttiiccee NNoottee 77::CCOOMMPPLLEEMMEENNTTAARRYY MMEECCHHAANNIISSMMSS FFOORR RRUURRAALL ZZOONNEEDDLLAANNDDSS –– GGEENNEERRAALL GGUUIIDDIINNGG PPRRIINNCCIIPPLLEESS

GGeenneerraall AApppplliiccaattiioonn

Land zoned Rural in the MRS and localTown Planning Scheme which has notbeen subject to detailed planning and/orcommitments for uses other than thoseapplicable to the Rural zone.

GGeenneerraall OObbjjeeccttiivveess

Conservation on private lands is thepreferred outcome, supported bymechanisms to secure futureconservation management suited toindividual circumstances and developedin consultation with the landowner.

Most privately owned Bush Forever Sitesfall within rural areas. About 2,990 hectaresare earmarked from implementationthrough rural complementary mechanisms,with some identified in local strategies formore intensive subdivision through ruralliving zones.

Bush Forever represents a significantchallenge to the community within ametropolitan area where there arecompeting needs and the expectations oflandowners who may see their land as anasset for future development andsubdivision. Many of these expectationsmay not be achievable through thenormal planning process, irrespective ofBush Forever, as wider considerations,such as servicing, infrastructurerequirements and environmentalconstraints, all have to be taken intoaccount when planning new development.Rural Negotiated Planning Solutions offeran alternative means of dealing with thesedifficulties, particularly where legitimateplanning approvals exist for intensive ruralliving subdivision.

RRuurraall NNeeggoottiiaatteedd PPllaannnniinnggSSoolluuttiioonnss –– RRuurraall SSuubbddiivviissiioonn aannddDDeevveellooppmmeenntt ffoorr CCoonnsseerrvvaattiioonn(PRACTICE NOTE 9, 10 and 12)For Bush Forever Sites with other variousforms of Rural zoning in the local TPS andnot currently identified for ruralsubdivision, some rural negotiatedsolutions through low-key rural subdivisionand development for conservation, suchas for large bush blocks or clusterdevelopment, may be consideredacceptable where an over-ridingconservation outcome can be achieved,but subject to other planning andenvironmental considerations.Theexpectation is that bushland on these siteswill be fully protected apart fromdesignated building envelopes/anddevelopment areas, access andappropriate firebreak requirements.

Rural Negotiated Planning Solutions willinclude:

■ Detailed subdivision guide plans.

■ The development of bushland-sensitivedesign responses and attendant bestpractice performance and designcriteria (PRACTICE NOTE 10).

■ Local bushland protection zones orSpecial Control Areas with theirattendant performance criteria.


■ Investigations into alternative forms ofdevelopment, including considerationof rural clustered styles ofdevelopment in appropriate locations.

■ Statutory conservation covenant as acondition of subdivision approval.

The above mechanisms will enablelandowners to on-sell, if they wish to doso, with a conservation covenant, to anowner who is willing to manage the landfor conservation purposes, and may besupported by local rate relief and Stateland tax incentives. In other circumstances,purchase, reservation or covenanting andon-selling by the State may beappropriate.The Bush Brokers Project,being promoted jointly by the Real EstateInstitute of WA, the World Wide Fund forNature and the Soil and LandConservation Council, has the objective ofconnecting sellers of bushland with buyersinterested in bushland conservation.

SSppeecciiaall CCoonnttrrooll AArreeaass oorr BBuusshhllaannddPPrrootteeccttiioonn ZZoonniinngg

The number of rural Bush Forever Siteswill be identified in various forms of Ruralzone or similar in the local TPS, many ofwhich will have development controls andpolicies regarding rural development, e.g.the exclusion with expressed permissionfor market gardens or horticultureactivities or to prevent further subdivisionunless identified through a local strategy.Such controls may complement bushlandprotection or landscape objectives.

However, many Rural zones in local TPSsare flexible and permit a wide range ofuses, all of which may not be compatiblewith bushland protection. In thesecircumstances, detailed consideration willneed to be given to the scale, nature anddesign of proposed development toensure bushland protection objectives are

achieved. Conservation covenants mayalso be required and supported by localrate relief and State land tax incentives.For these Bush Forever Sites, rezoning inthe local TPS to some form of bushlandprotection zones or Special Control Areais encouraged to accommodate low-impact, conservation-compatible ruraldevelopment and to ensure designcontrols are in place to protect a site’sconservation values.

RRuurraall NNeeggoottiiaatteedd PPllaannnniinnggSSoolluuttiioonnss:: LLooww--IImmppaacctt RRuurraallLLiivviinngg iinn aa BBuusshhllaanndd SSeettttiinngg(Practice Note 10 & 11)For lands zoned Rural in the MRS and forrural living or similar in the local TPS, ruralliving subdivision and development will beaccommodated, where appropriate,provided the development is compatiblewith the conservation values andobjectives and the existing planningframework.

BBuusshhllaanndd MMaannaaggeemmeenntt SSuuppppoorrtt,,FFuunnddiinngg IInncceennttiivveess aanndd PPrrootteeccttiioonnMMeecchhaanniissmmss (Practice Note 8)Other forms of complementarymechanisms provide incentives, advice andeducation to assist rural landowners inmanaging bushland areas.They embrace awide range of strategies that aim toprovide off-reserve protection of naturalareas, so termed because theycomplement the formal systems ofconservation reserves. Off-reserveconservation is not simply a cost-savingmeasure, it creates opportunities for theshared stewardship of natural areasbetween government and the community,and shifts the focus from questions ofownership to those of care andmanagement. It is an approach that isparticularly appropriate to theconservation of rural land, where owners



PPrraaccttiiccee NNoottee 77:: ((CCoonnttdd..))may wish to retain ownership and arewilling to manage bushland forconservation.These mechanisms may beapplied in isolation, attached to currentland use activities or be a requirement offurther rural subdivision anddevelopment.The primary protection

mechanisms for these sites will most likelybe land management agreements andstatutory covenanting arrangements.

Appendix 2 gives examples and acomprehensive list of knowncomplementary mechanisms.


A range of protection and incentivepackages operating through public andprivate agencies (as covered in detail inPractice Notes 7 to 12). Statutoryconservation covenants may be requiredfor full protection.

AAccttiioonn

Action 3 Bush Forever will seek tomaximise the retention of vegetation inrural areas through liaison and negotiationwith individual landowners on a case-by-case basis in order to achieve a reasonableoutcome.


MMRRSS RRuurraall

TTPPSS RRuurraall

CONSERVATION

COVENANT

RURAL

SUBDIVISION

FOR

CONSERVATION

(LARGE LOT

RURAL

SUBDIVISION

AND/OR

BUSHLAND

PROTECTION

ZONING)

BUSHLAND-SENSITIVE DESIGN

CRITERIA

COMPATIBLE

LOW-KEY

RURAL

DEVELOPMENT

MANAGEMENT

ADVISORY

SERVICES

BUSHLAND

PROTECTION

ZONING/

SPECIAL

CONTROL

AREA

CONSERVATIONCOVENANT

BUSHLAND-

SENSITIVE

DESIGN

CRITERIA

EXISTING/PROPOSED TPS

RURAL LIVING SUBDIVISION IN

ACCORD WITH APPROVED

PLANNING FRAMEWORK AND

ENVIRONMENTAL APPROVALS

RRuurraall NNeeggoottiiaatteedd PPllaannnniinnggSSoolluuttiioonn

((RRuurraall NNPPSS))

POSSIBLE FUNDING AND

MANAGEMENT INCENTIVES

eg Natural Heritage Trust, Local rate

and state land tax incentives.

FFllooww CChhaarrtt 22BBuusshh FFoorreevveerr IImmpplleemmeennttaattiioonn SSttrraatteeggyy –– RRuurraall CCoommpplleemmeennttaarryy MMeecchhaanniissmmss


PPrraaccttiiccee NNoottee 88::BBUUSSHHLLAANNDD MMAANNAAGGEEMMEENNTT SSUUPPPPOORRTT,, FFUUNNDDIINNGGIINNCCEENNTTIIVVEESS AANNDD PPRROOTTEECCTTIIOONN MMEECCHHAANNIISSMMSS


Generally Bush Forever Sites where theprivate landowner or local governmentwishes to retain ownership but requiresgovernment advice and assistance withmanagement.


To support private and public landmanagement to achieve secureconservation management of BushForever Sites.

The particulars of several avenues forbushland management support are brieflygiven below. Examples are set out inAppendix 2.

11 .. MMaannaaggeemmeenntt SSuuppppoorrtt aannddAAddvviiccee

LLaanndd ffoorr WWiillddlliiffee

Land for Wildlife is a voluntary educationaland motivational mechanism that aims toencourage and assist private landownersto provide habitat for wildlife by offeringnon-binding agreements that will notchange the legal status of the property,and from which they may withdraw at anytime. It does not convey the right ofpublic access or exclude multiple orexisting land uses over the area.There isno limitation on size or primary land use,which can include bush blocks, farms, localgovernment reserves or roadsides.

Land for Wildlife has been launched inWA through CALM with NaturalHeritage Trust funding and offers adviceon how to integrate wildlife habitat withother uses of private land to the benefitof the landowner through farm andcatchment planning; how to manageremnant bushland; the ecological role andrequirements of native flora and fauna;how to include wildlife aspects intorevegetation and landcare; and informationabout other forms of assistance.

Land for Wildlife can also offer contactwith like-minded landowners and a chanceto share ideas and experience throughpublications, regular newsletters and field

days. A Land for Wildlife sign is providedfree of charge to acknowledge the effortsbeing made for wildlife conservation. If theproperty ownership changes, the newowner needs to reapply for registration.

TThhee SSwwaann CCaattcchhmmeenntt CCeennttrree

The centre acts as a central body forcatchment groups operating at the locallevel throughout the Perth MetropolitanRegion and provides environmentalinformation and advice to the public,including advice on bushland management.It has an extensive library and offers freeaccess to the Internet and computerequipment. Staff can provide informationon weed control, species identification andselection, regeneration, and managementtechniques.They can assist with applyingfor Natural Heritage Trust grants or otherfunding sources and help individuals toinvolve the wider community in managingbushland areas.

EEccooppllaannEcoplan is a program established withinthe Department of EnvironmentalProtection to raise the awareness ofbushland issues and provide training andsupport to assist community groups andindividuals to look after bushland. Ecoplanruns free introductory training courses onbush care, and workshops on a range oftopics, including grant submissions, floraand fauna surveys and bush regenerationtechniques. Bushland management trainingfor landowners included within BushForever can be arranged.


22.. FFuunnddiinngg IInncceennttiivveessNNaattuurraall HHeerriittaaggee TTrruusstt ((BBuusshhccaarree))The Natural Heritage Trust (NHT),developed by the CommonwealthGovernment and, in particular, theBushcare (National Revegetation) Initiative,aims to conserve biodiversity. Revegetationprojects and projects that protect ormanage remnants would be eligible forfunding under this program.

Bushcare facilitators are located withinCALM and projects are assessed on anannual basis. PPB2000 is a regional strategy,and land identified in Bush Forever shouldbe favourably considered for funding. Ademonstrated cooperative approach withcommunity-based groups such as “friends”groups, Land Conservation DistrictCommittees or catchment groups orthrough local government will befavourably considered for funding. If directinvolvement with one of theseorganisations are not possible, a letter ofsupport would show communityacceptance of the project. Afterassessment of the merits of the project,the Bush Forever Office may be able toprovide a letter of support.

SSttaattee LLaanndd TTaaxx aanndd LLooccaall RRaattee RReelliieeffWhere private lands are securelyprotected for conservation, such asthrough land covenanting or conservationzoning, they should be revalued by theValuer General, recognising that the landwould not be available for futuredevelopment, and that the revaluationshould be reflected in State land tax andlocal rates assessments.

This approach is consistent with existingpractice in rural areas outside themetropolitan area where landscovenanted under the Soil and LandConservation Act 1945 (SLC Act) arerevalued through an allowance made to

the unimproved value for rating purposesif land becomes subject to somerestriction.This approach may result in asignificant rating reduction in an area closeto the development front where landvalues may be inflated due toexpectations of development potential.

Local government has, under theprovisions of the Local Government Act1995, the capacity to set differential ratesto provide incentives to landowners.Thiscapacity could be used to establish a raterelief for private lands securely managedfor conservation, such as by conservationzoning and/or land covenanting initiatives.The Shire of Serpentine-Jarrahdale hasdeveloped a conservation zone under itsTPS which offers a local rate reduction of50 per cent subject to the preparationand implementation of an agreedconservation management plan.

Local governments may also giveratepayers an option to voluntarily pay alevy for landcare and conservationinitiatives.The Shire of Katanning imposesa voluntary landcare levy, and the Shire ofMullewa increases rates in its annualbudget to cover landcare and spreads theburden over the whole community.Thesefunds can be specifically assigned tofinancial incentives towards landmanagement and conservation initiatives.

33.. CCoovveennaannttssSSttaattuuttoorryy NNaattuurree CCoonnsseerrvvaattiioonn LLaannddCCoovveennaannttiinngg

Covenants are statutory agreementsbetween the landholder and thecovenanting organisation, registered onthe land title, giving effect to a desire onthe part of a landholder to protect theconservation values of the land, and makea permanent contribution to natureconservation while continuing to managethe land. Covenants are designed to



PPrraaccttiiccee NNoottee 88:: ((CCoonnttdd..))reflect the needs of the landholder andthe conservation requirements of theland. A covenant can apply to all or adefined part of a property.

The covenanting organisation will maintaincontact with the owner in order toprovide conservation and managementadvice where necessary and help monitorthe program. Permission to enter the areawill always be sought from the landownerbefore any visit. In some cases financialassistance with fencing or managementwill be available to assist with landmanagement and the arrangement mayprovide for a reduction in rates or Stateland tax. If the land is sold the covenantremains on the title, ensuring that asubsequent purchaser is aware of theland’s special values, status andmanagement requirements.

Covenants will normally limit the clearingand use of native vegetation, with specialconditions covering buildings, subdivision,timber, seed and wildflower collection,water supply, grazing and pets. Amanagement plan for the covenanted areawill also be prepared in consultation withthe landholder.

Three covenanting mechanisms (outlinedbelow) currently available in WesternAustralia provide ongoing stewardship,which is an important component tosupport effective ongoing management.The WAPC has the power to imposecovenants as a condition of subdivision.Local government and CALM may alsoenter into conservation covenants.Whilethe mechanisms are similar in theirpurpose, each has different features.Landholders can choose the one that bestsuits their needs.

■ CALM is the government agencyresponsible for managing the State’sconservation reserve system and theconservation of the State’s flora andfauna. CALM provides covenants thatare normally permanent anddesigned to protect natureconservation values on private land.This strategy commenced in 1999under the Conservation and LandManagement Act 1984 (CALM Act)and the Transfer of Land Act 1997.

■ The National Trust, in associationwith the Gordon Reid Foundationfor Conservation, has developed aconservation covenanting initiative toassist landholders protect the naturalvalues of their land.The NationalTrust is a voluntary community-basedorganisation that has beencommitted to conserving WesternAustralia’s heritage since 1964through the National Trust (WA) Act1964. Assistance with advice andfunding opportunities is availablethrough the Trust’s covenantingprogram launched in early 1999.

■ Agriculture Western Australia hasassisted landowners to covenant landsince 1990.The covenants apply foran agreed period or in perpetuity butdo not provide an ongoingstewardship role. Grants to assistwith fencing costs are available underthe Remnant Vegetation ProtectionScheme.This scheme operates underthe SLC Act.


The following examples illustrate thepossible uses of covenants:

1. A bush block with a dwelling and thecomplete protection of the bushlandwith the exception of a developmentenvelope around the house. Theexcluded area is used for domesticpurposes and fire protectionmeasures. In some cases pets may bepermitted as well as the planting ofnon-invasive exotic plants within thearea of the building envelope.Thewhole title is subject to a covenant.

2. Remnant natural areas within a largerallotment such as a farm. The purposeof the covenant is to protect the

bushland from grazing anddevelopment.The covenant protectsonly the bushland.

3. A covenant allowing for subdivision,subject to normal planning andenvironmental considerations. The landis, for example, subdivided into threetitles with building envelopesclustered together.The bushland isprotected by the covenant, withboundaries marked on the title, butwith no fences or firebreakspermitted in the bushland. No exoticplants or animals are permitted.The whole title is protected by the covenant.


Appropriate mechanisms to support andreinforce existing and futuremanagement for conservation and toprovide long-term security, applied inconsultation with landowner(s), includinga combination of education (e.g. Land forWildlife, Ecoplan), agreement (statutoryconservation covenants) and financialincentives (Natural Heritage Trust, localrating and State land tax incentives) forconservation through partnershiparrangements.

AAccttiioonn

Action 4 The Government will supportlandowners seeking advice, agreements,statutory protection and financialassistance from existing programs, wherepossible, to offer a suite of complementarymechanisms suited to individualcircumstances.



PPrraaccttiiccee NNoottee 88:: ((CCoonnttdd..))EExxaammpplleess ooff ddiiffffeerreenntt ddeessiiggnnss ffoorr ccoovveennaannttssTThhee bbuusshh bblloocckk wwiitthh aa ddwweelllliinngg

People have a house in bushland but wish to see the complete protection of the areasave for an envelope around the house.This excluded area is used for domesticpurposes and fire protection measures. In some cases pets may be permitted as wellas the planting of non-invasive exotic plants within the area of the building envelope.The whole title is subject to a covenant.

RReemmnnaanntt nnaattuurraall aarreeaass wwiitthhiinn aa llaarrggeerr aalllloottmmeenntt –– nnoo ddeevveellooppmmeenntt

For bushland or wetlands existing within a larger farming title, the purpose of thecovenant is to protect the natural areas from grazing and development. On occasionsallowance is made for the removal of small amounts of natural produce, such asfirewood for use on the farm. Note: special issues such as extended drought may beconsidered. Only the bushland is protected by the covenant.

CCoovveennaanntt aalllloowwiinngg ffoorr aa bbuuffffeerr aanndd ddoommeessttiicc//ggrraazziinngg aarreeaa

The purpose of this covenant is nature conservation with some human orientatedactivities. Part of the land is completely protected, part is a buffer with seasonalgrazing or removal of fuel loads. Allowance is made for horse grazing and a dwellingenvelope. Some pets are permitted within the dwelling and grazing area. Otherconditions may be included, such as taking fuelwood for use on the property.Thewhole title is protected by this covenant.

CCoovveennaanntt ffoorr ttiimmbbeerr pprroodduuccttiioonn // sseeeedd ccoolllleeccttiioonn // wwiillddfflloowweerr hhaarrvveessttiinngg

The covenant has a zone, that is completely protected, and a zone used forcommercial production. Under a strict management plan the use of natural productssuch as timber, seed and wildflowers is permitted.The whole title is protected by atiered covenant.

CCoovveennaanntt aalllloowwiinngg ffoorr ssuubbddiivviissiioonn ((ssuubbjjeecctt ttoo ppllaannnniinngg rreegguullaattiioonnss))

Land is divided into three titles with building envelopes clustered together. Most ofthe bushland is protected by covenants. Boundaries are marked on the title but nofences or firebreaks are permitted in the bushland. No exotic plants or animals arepermitted.The whole title is protected by a tiered covenant.

RReevveeggeettaattiioonn ccoovveennaanntt

An area which has been revegetated with a suite of native overstorey andunderstorey species is covenanted after it has met strict completion criteria such thatit is considered to be able to regenerate itself in the future and therefore besustainable in the long term.

Only the remnant bushland and the revegetated land are protected by the covenant.

As taken from “Your Land Its Future” (CALM,AGWEST and National Trust – Brochure)


PPrraaccttiiccee NNoottee 99::RRUURRAALL NNEEGGOOTTIIAATTEEDD PPLLAANNNNIINNGG SSOOLLUUTTIIOONNSS ––FFUUTTUURREE RRUURRAALL SSUUBBDDIIVVIISSIIOONN FFOORR CCOONNSSEERRVVAATTIIOONN((ee..gg.. llaarrggee bbuusshh bblloocckkss aanndd rruurraall cclluusstteerr ddeevveellooppmmeenntt))


Rural lands where the owner does notintend to manage or retain the land for aconservation purpose and wheregovernment does not considerreservation as an option.


Low-impact rural subdivision for largebush blocks or low-key rural cluster styledevelopment will be considered where itis proved to have an overridingconservation outcome, but subject toother planning and environmentalconsiderations.

The draft Agriculture and Rural Land UsePlanning Policy (WAPC 1999) permitsthe excision of bushland areas fromlarger agricultural titles or for ruralsubdivision, irrespective of zoning, wherea conservation outcome is proposed,where the area has been identified asworthy of protection (such as landsidentified in Bush Forever), and thevalues will be maintained in perpetuity,e.g. through statutory covenants. BushForever supports this principle for BushForever Sites, subject to the performancecriteria for rural subdivision outlined inPRACTICE NOTE 10: BUSHLAND-SENSITIVE DESIGN CRITERIA FOR RURALSUBDIVISION AND DEVELOPMENT(INTERIM) and the followingconsiderations:

■ The lot is large enough to warrantsubdivision based on its planningand environmental characteristics.

■ Management plans and controls toguarantee the maintenance ofconservation values e.g. stockcontrols and fencing.

■ A statutory covenant on the title ofthe lot to protect vegetation andsecure performance of theagreement in perpetuity.

■ Whether setbacks can be achievedwith no or only minimal clearing ofvegetation.

■ A building envelope or buildingexclusion area is shown in the planof subdivision.

Generally speaking, the larger the block,the better opportunity to minimise risksto the long-term maintenance ofsustainability, although managementimplications need to be fully understood.One of the hurdles often cited to theconsideration of bush block proposals inthe metropolitan area is marketability.This could perhaps be overcome bybetter promotion of the conceptthrough measures such as the BushBrokers Project, being promoted by theReal Estate Institute of WA with theobjective of connecting sellers ofbushland with buyers interested inbushland conservation.

The value of retaining bushland can befar reaching in its effect on maintaininghydrological regimes in areas prone toflooding, maintaining water quality,preventing erosion, and conserving localspecies and habitats for fauna. All assistland productivity and sustainable landmanagement without which expensivemanagement may otherwise be required.There may also be direct financialbenefits in conservation through nature-based tourism.

RRuurraall BBuusshhllaanndd PPrrootteeccttiioonn ZZoonneessoorr SSppeecciiaall CCoonnttrrooll AArreeaassThe variety of land uses currentlyallowed in the MRS or local TPS Ruralzone are generally too broad toguarantee that environmental values canbe retained, despite imposition of land-


clearing controls where biodiversity is anissue. Retaining land in general Rural zonesis therefore not encouraged in areas thatinclude Bush Forever Sites. An exceptionto this could be where statutoryconservation covenants are entered intothrough agreement or as a condition of adevelopment approval.

The preferred option for providingsecurity to Bush Forever Sites is to have aspecific bushland protection/conservationzone or Special Control Area (see Volume1, s2.5.4) in the TPS. Zones can haveprovisions and performance criteria whichcan further regulate the scale, nature anddesign of future subdivision anddevelopment to ensure it is in keepingwith and sensitive to the environmentthrough controls on clearing, lot sizes,building envelope size and location, accessways and fencing.They also have thecapacity to prescribe land managementpractices which will be to the benefit of

the area in terms of protection,regeneration and revegetation, and canresult in net environmental gain.

Rezoning of existing lots for conservationor bushland protection could beencouraged through local rate and Stateland tax incentives.The Shire ofSerpentine-Jarrahdale has created a zonethat is specifically devoted to natureconservation and includes managementplans and a 50 per cent rate relief.

Permitted uses may need to be reviewedin conservation zoning and a prohibiteduse category may be necessary wherethere is a need for very tight controls forhuman health reasons, such as waterquality. A general statement of objectivesfor bushland protection zones could bedeveloped through an SPP for BushForever Sites and may be equallyapplicable to local bush strategies and thedevelopment of bushland protectionzones for local bushland of significance.


Bushland-sensitive design guidelines forrural subdivision outlined in PRACTICENOTE 10 to be supported by statutoryconservation covenants through theplanning approval process, managementplans, scheme zoning (where requirede.g. for cluster style development) andland suitability and capability studies,where applicable.


IG 7 Bush Forever Sites identified forcomplementary mechanisms may beconsidered for a form of rural negotiatedoutcome, such as limited conservation-compatible rural subdivision for largebush blocks or low-key rural clusterdevelopment, provided there is anoverriding conservation outcomeinvolving statutory conservationcovenants, but subject to other planningand environmental considerations andthe performance and design criteriaestablished in PRACTICE NOTE 10 (tobe used as an interim guide pending thepreparation of detailed bushland-sensitive design guidelines).



PPrraaccttiiccee NNoottee 99:: ((CCoonnttdd..))MMeecchhaanniissmmss ((ccoonntt..))

Rural subdivision for conservationpurposes may attract local rating andState land tax incentives, particularlywhere statutory conservation covenantsare imposed.

IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess ((ccoonntt..))

IG 8 Lot sizes for bush blocks andcluster development will be subject tothe bushland protection objectives,management and marketingconsiderations, prevailing site conditionsand environmental constraints, includingdrainage, water supply and quality,erosion, road and wastewater services,fire, visual amenity, heritage and otherplanning considerations.

Figure 2: Proposed Rural Subdivision for Conservation in Rural Areas

Existing Landholding- contains a large area of

remnant vegetation worthyof preservation.

- the landholder must fenceand manage the land and payrates although it is notproductive.

Existing remnant vegetation

Existing Landholding aftersubdivision

New lot with Conservationcovenant to prevent clearing.Cleared area should be utilisedfor dwelling.

As taken from “Agricultural & Rural Land UsePlanning Policy Explanatory Notes October1999” (WAPC & AGWEST)


PPrraaccttiiccee NNoottee 1100::BBUUSSHHLLAANNDD--SSEENNSSIITTIIVVEE DDEESSIIGGNN CCRRIITTEERRIIAA FFOORRRRUURRAALL SSUUBBDDIIVVIISSIIOONN AANNDD DDEEVVEELLOOPPMMEENNTT ((IINNTTEERRIIMM))

These criteria are generally applicable torural living subdivision, or low-impact ruraldevelopment or rural subdivision forconservation.

■ Averaging of lot sizes or a variety oflot sizes and density bonuses tofacilitate innovative planningresponses, e.g. clustering of lots orbuilding envelopes to provideimproved and beneficial responses tothe environmental opportunities andconstraints on site. Lot sizes will besubject to bushland protectionobjectives, management andmarketing considerations and otherprevailing planning and environmentalfactors for the particular site.

■ Where there are existing approvals,the subdivision design and lot yieldsshould be sensitive to theseapprovals, along with site-specificenvironmental considerations, asustainable conservation outcome,marketing and the viability ofdevelopment.

■ Land should be appropriately zonedor identified in a rural strategy orbased on land capability andavailability of services and thesubdivision created to specificallycontribute to the improved use andmanagement of the environment.

■ On-site assessment, site planning andsupporting documents should takeinto account site features such asnatural corridors, which should bemaintained and enhanced.

■ Clearing and management controlsand restrictions will apply andenvironmental repair may berequired.

■ A statutory conservation covenant,including stewardship provisions, witha recognised conservation body, willbe required in order to provide long-term security.

■ Commercial activities such as timbercutting, firewood collection,wildflower picking and seed collectionwill not be permitted.

■ Avoid multiple entries and longaccess ways that fragment vegetation,and encourage common driveways.

■ Avoid running lots and roads acrossdrainage lines and watercourses,which can create barriers to drainageand the movement of flora and fauna,and allow ease of human access,causing degradation.

■ Avoid lots directly abutting or backingonto conservation reserves exceptwhere these are covenantedbushland areas and are to remain inprivate ownership.

■ Employ sensitive design and avoidboundary fences to allow faunamovement and reduce fragmentation,avoiding straight-line designs whichcross natural contours.

■ Avoid small lots on steep slopes,resulting in erosion.

■ Include stock provisions, and controlsand limitations on domestic pets.

■ Design building envelope sizes andselect locations that concentrateancillary buildings, services and stockto prevent weed infestation; and tobe close to access points and withincleared areas, avoiding the tops ofridges and visual intrusion.


■ One dwelling per lot, with carefulsiting of dwelling and buildings,strategic firebreaks and service roadsto minimise effects on theenvironment.

■ Retain regionally significant bushlandwithin one large lot.

■ The prevention of weed infestation,for example through run-off andnutrient containment provisions.

■ Dieback hygiene.

■ Site rehabilitation, where appropriate.

■ Environmental management plans toensure the long-term protection ofthe bushland.Where this involves thecreation of lots, particular attentionshould be paid to maximisingecological functions through, forexample, the provision of strategicfirebreaks and fencing to minimisefragmentation.Where appropriate,the management plan should belinked and enforced through the TPSand conservation covenants.

■ Statutory mechanisms in local TPS toinclude requirements to preventclearing.



PPrraaccttiiccee NNoottee 11 11 ::RRUURRAALL NNEEGGOOTTIIAATTEEDD PPLLAANNNNIINNGG SSOOLLUUTTIIOONNSS ––LLOOWW IIMMPPAACCTT RRUURRAALL LLIIVVIINNGG IINN AA BBUUSSHHLLAANNDDSSEETTTTIINNGG


Bush Forever Sites which are alreadycommitted for intensive rural livingsubdivisions (e.g. below 10ha) with priorrural living zoning in the local TPS; orproposed rural living zoning with priorplanning (such as an approved local ruralstrategies supported by land capabilityand suitability studies) and environmentalapprovals or commitments; or for existingrural living subdivision.


To optimise the conservation of bushlandon private lands while enabling someform of low-impact rural livingdevelopment and a reasonable outcome.

Bush Forever recognises existing planningcommitments for rural living subdivisionbut encourages a review of existing andproposed zoning provisions and conceptdesigns to ensure the design is sensitive tothe requirements of bushland protection.

RRuurraall LLiivviinngg ZZoonneessIntensive rural living can be an attractiveproposition, but if not carefully plannedcan create problems and conflicts withvaluable conservation areas.

The traditional 1ha to 4ha rural livingsubdivision has often been adapted as aminimum where this type of developmenthas been accommodated throughadopted local rural strategies andassociated land capability and suitabilitystudies.These types of development oftendo not meet the objectives of BushForever for conservation, even whereclearing controls are proposed.Development works, fencing, firebreaks,planting of exotic species, access roads,building envelopes and the impact ofdomestic animals and stock, degrade thebushland through weed infestation and itsvalues cannot be maintained.

However, it might be environmentallymore acceptable to place largeconsolidated areas of regionally significantbushland within one lot while allowing 2ha

or more dense development entitlementsin degraded areas with rehabilitationconditions, maintaining the lot yield for thearea. Allowing individual lots to be smallerthan the minimum allowed under the TPS,i.e. density bonuses, requires flexibility ingovernment policy and planning processes.Approval for future rural livingsubdivisions will be subject to statutoryconservation covenants to protectbushland and to facilitate associated Stateland tax and local rating incentives. Insome situations, areas may be best setaside in conservation reserves as part ofthe subdivision, with management byCALM/National Parks and NatureConservation Authority (NPNCA) – nowknown as the Conservation Commissionof Western Australia.

The determination of subdivisionproposals under Bush Forever will bebased on performance and capabilitycriteria outlined in PRACTICE NOTE 10:BUSHLAND-SENSITIVE DESIGN CRITERIAFOR RURAL SUBDIVISION (INTERIM):general best practice design criteria, whichwill be further developed in the bushland-sensitive design guidelines.The principlescan equally apply to lots over 10ha forlarge bush blocks, cluster development orrural development.


RRuurraall CClluusstteerr DDeevveellooppmmeennttClustered rural development is arelatively new concept in WesternAustralia but it has gained recentexposure in the Leeuwin-Naturaliste RidgeStatement of Planning Policy (LNRSPP,Government of Western Australia 1998).Advantages over traditional ruralsubdivision include greater protection oflandscape or conservation features, moreefficient servicing, and a greater sense ofcommunity by the clustering of dwellings.

Such clusters are largely a form ofresidential development requiring goodaccess to community facilities and theneed to avoid conflict with principalagricultural areas. Accordingly, under theLNRSPP, such developments (termed“enclaves”) must satisfy various criteria,including being located within walkingand cycling distance of nominatedservice centres and the local governmenthaving a suitable strategy and assessmentguidelines in place.

Cluster development is defined as(Department of Urban Affairs andPlanning NSW 1995):

The strategic location of individualproperties to create an efficiently

serviced and compatible group of livingareas, which protect and enhance the

character and nature of the surrounding land uses.

Cluster development can be achievedeither through separate titles withcovenants, or land for open space can bedonated to a local government as acondition of subdivision, or a communalarea of open space can come undercommunity management throughmultiple occupancy or community titles.

The benefits (Loddon-Campaspe 1979)can be summarised as follows:

■ Minimise impact and preservenatural features.

■ Smaller more manageable privatelots with facilities for common usefor recreation.

■ Suitable siting of housing, with gooddesign to maintain privacy andlifestyle.

■ Control of building material anddesign standards, including fencingand outbuildings for character andlifestyle.

■ Mechanisms through a bodycorporate to handle maintenanceand management of communalfacilities such as roads, open spaceand communal services (watersupply, drainage and effluentdisposal).

■ Importantly, to produce economiesof scale in the efficient provision ofutility services as a result of thegrouping of development. A clustercould be self-reliant in someservices, for example by the use ofsolar power or an effluent disposalsystem.

■ Integrated settlements, which raisecommunity awareness andencourage responsible action.

■ Cohesive fire reduction strategies.

The principal cost in rural subdivision isservicing, which can be expensive in viewof the large frontage to blocks and theextent of access required. Clusters helpto overcome this and allow substantialreduction in roads, power andtelecommunication services, boundaryfencing and firebreaks.

PPrraaccttiiccee NNoottee 11 11 :: ((CCoonnttdd..))


PPrraaccttiiccee NNoottee 11 11 :: ((CCoonnttdd..))MMeecchhaanniissmmss

Bushland Protection Zones or SpecialControl Areas; bushland-sensitive designguidelines for rural subdivision (seePRACTICE NOTE 10), subdivision guideplans/outline development plans;statutory conservation covenantingarrangements or the setting aside ofconservation areas through thesubdivision process.

Low-impact rural living subdivisions mayattract local rating and State land taxincentives where statutory conservationcovenants, Bushland Protection Zones orSpecial Control Areas are imposed.

For existing rural subdivision this mayrequire adjustments to the zoningprovisions, rezoning and managementcontrols, and/or complementarymanagement agreements where possible.

AAccttiioonnss

Action 5 The WAPC will assist in thedevelopment of bushland-sensitive designresponses for proposed intensive ruralsubdivision (including rural clusterdevelopment) with prior planning orenvironmental approvals and commitmentsin accordance with the general designcriteria outlined in PRACTICE NOTE 10,subject to other planning andenvironmental considerations and site-specific requirements and will includeattendant statutory conservationcovenants, where possible.

Action 6 The WAPC will develop generalguidelines and provisions forcomplementary bushland protection zoningor Special Control Areas through aStatement of Planning Policy.

Action 7 The Government will seek toreview current zoning provisions for existingrural living zones in accordance with thedesign and performance criteria outlined inPRACTICE NOTE 10 and will seek todevelop associated covenanting andmanagement agreements in liaison withaffected landowners.

IG 9 Future intensive rural livingsubdivision without prior planningapprovals or commitments for BushForever Sites will not be supportedunless it provides an overridingconservation outcome, and will besubject to other planning andenvironmental considerations and site-specific requirements.


This rural residential subdivision breaksthe 154 hectares of farmland into 70allotment blocks of just over 2 hectares.Little regard is paid to a whole range ofenvironmental factors; few opportunitieshave been taken to extensively retainvegetation, and there are no opportunitiesfor continued productive land use.The cost of the development both to thedevelopers and to Council will be high interms of the establishment andmaintenance of roads and otherintrastructure.

This alternative design is derived fromthe shape of the land. It groups thedwellings into smaller units of land(now 0.4 hectares rather than 2 hectares). Each dwelling iscompletely separate and private withpleasant aspects. In this way, about125 hectares are retained in commonfor productive and recreationalpurposes, costs to both the developers and the Councils are reduced opportunities for retaining andreplacing substantial areas of vegetation are created, and the amenity of the whole development isenhanced. As a bonus, each allotment enjoys magnificent views, and would be likely to sell at comparableor better prices than those in the original design.The sale of the remaining farm acreage, homestead andmanager’s cottage would be additional.Source: Mitchell, D (1992) Operation Green Land.

Figure 3:Two Approaches to Rural Residential Subdivision

PPrraaccttiiccee NNoottee 11 11 :: ((CCoonnttdd..))

As taken from “Local Greening Plans – A Guidefor Vegetation & Biodiversity Management”1995 (Greening Australia)


PPrraaccttiiccee NNoottee 1122::RRUURRAALL NNEEGGOOTTIIAATTEEDD PPLLAANNNNIINNGG SSOOLLUUTTIIOONNSS ––LLOOWW IIMMPPAACCTT RRUURRAALL DDEEVVEELLOOPPMMEENNTT IINN AABBUUSSHHLLAANNDD SSEETTTTIINNGG


Bush Forever Sites zoned Rural in theMRS and local TPS where the landowner wishes to develop land for arural activity in accordance with itscurrent Rural zoning and requiresdevelopment (not subdivision) approvalfrom local government.


To recognise the needs of rurallandowners and to encourage privatebushland management throughcompatible rural development.

Within land zoned Rural in a local TPS,there will be many permitted, prohibitedor authority-approved/discretionaryactivities, or land uses.These uses may ormay not be compatible with theprotection of Bush Forever Sites.

Bush Forever does not impinge on therights of landowners to continue existinglawful land uses. However, where ruralenterprises on bushland areas areproposed, landowners should consult theplanning and environmental agencies todetermine the level of acceptability inrespect of environmental and planningconsiderations under the existing zoning.Subject to these considerations and with

particular regard to existing use rightsconsiderations, the Bush Forever Office inconsultation with local governments willseek to negotiate with the privatelandowner to accommodate sensitivedevelopment in cleared or degraded areas,where this is compatible with conservationof regionally significant bushland.

Where development is approved, clearingrestrictions outside the development areaand building envelopes may apply throughcovenants, with the revegetation ofcleared areas and general design inaccordance with the rural subdivisiondesign criteria.


Statutory conservation covenantsthrough planning approvals.

Design and performance criteria asoutlined in PRACTICE NOTE 10 inaccordance with those for ruralsubdivision.


IG 10 Rural development (includingsingle residential building envelopes)within cleared or degraded areas of BushForever Sites will be accommodatedwhere it is compatible with bushlandprotection and the regionally significantbushland can be secured forconservation as part of any approval.


PPrraaccttiiccee NNoottee 1133::PPRROOPPOOSSEEDD PPAARRKKSS AANNDD RREECCRREEAATTIIOONN RREESSEERRVVEESS

The Perth Metropolitan Region has aworld-class regional open space system,acquired over the years through theWAPC.The WAPC has spent in excess of$100 million in the past seven yearsacquiring bushland and has reservedabout 32,000 hectares.Traditionally, thepurpose of reservation in the MRS wasfor recreation as well as conservation.However, in recent years the conservationelements have increased considerably, alarge proportion of which has been usedto protect areas identified in the System 6report (Department of Conservation andEnvironment 1983) for conservation. BushForever brings a biodiversity emphasis tothis activity.

State ownership has been the principalmeans of protecting natural areas i.e. toreserve land under one or both of theMRS or the Land Administration Act 1997.Once reserved, protection through vestingas a Conservation Reserve, NatureReserve or National Park under theCALM Act, currently provides the highestlevel of protection for conservation areassuch as those recommended in BushForever, and most effectively meets theobjective of the National Strategy for theConservation of Australia’s Biological Diversity(DEST 1996b) for the Perth MetropolitanRegion.

However, under this approach the Stateincurs a liability to acquire the reservedland. If all areas recommended in BushForever were to be purchased, this liabilitycould be doubled, primarily as a result of


Bush Forever Sites which are of a highestconservation value (such as threatenedecological communities, large populationsof rare flora or fauna, sites that areessential to achieve the conservationobjectives) and:– large and/or diverse blocks that

provide key representation ofvegetation community types; or

– where public access and managementis regarded as essential, such as areasabutting existing reserves; or

– where existing commitments cannotbe met by other means; and

– in consideration of the financialimplications for the WAPC and valuefor money.

Or, for public lands to be reserved (butnot acquired) where they are already setaside for conservation e.g. CrownReserves and/or local reserves in thelocal TPS.


To protect Bush Forever Sites usingreservation and acquisition where this isthe most appropriate approach, giventhe financial constraints on the WAPCand existing planning and environmentalcommitments.


Urban and Industrial zoned land identifiedas Bush Forever Sites. It is beyond thecapacity of the WAPC resources topurchase all land recommended for theconservation requirements of the PerthMetropolitan Region.

Nevertheless, Bush Forever recognisesthat some sites warrant consideration forreservation under the MRS for Parks andRecreation purposes. Funding foracquisition comes from the MetropolitanRegion Improvement Fund (MRIF) and isadministered by the WAPC. Oncereserved, government will progressivelyacquire sites as funding becomes available,subject to acquisition priorities.

Under planning legislation, acquisition is anoption only where lands are reservedunder the MRS.The reservation processinvolves detailed procedures relating to

public submissions and hearings, andwhere individuals can present a case to anindependent panel. Once reserved, anydevelopment proposal affecting the landmust be referred to the WAPC fordetermination. Properties are purchasedat current market values, determined byan independent valuation on the basis thatthe property has not been affected by thereservation.The WAPC does not have apolicy of compulsorily acquiring reservedlands, and until such time as a landowneroffers the property for sale to the WAPC,the owner may retain ownership and useof the property, provided conservationvalues are maintained, until it is needed forthe public purpose. Reserves may berequired to be given up free of cost at thetime of subdivision in addition to thenormal 10 per cent provision, and inaccordance with WAPC policy onwetlands and foreshores.



The Bush Forever Site is to be reservedfor Parks and Recreation in the MRS andpurchased for (either) a National Park,Conservation Park, Nature Reserve,Regional Park, regional open space, oradded to an existing park or reserve.

AAccttiioonnss

Action 8 The WAPC will allocate up to$100 million over the next 10 years fromthe MRIF to acquire lands identified forproposed Parks and Recreation in BushForever.These sites will be proposed forreservation at the earliest opportunity in anAmendment to the MRS, having firstexplored with the landowner the scope forcomplementary mechanisms (whereapplicable) as an alternative to acquisition toprotect the Bush Forever Site in its entirety,where appropriate.Acquisition priorities willbe subject to the availability of funds.

Action 9 Reserve boundaries may besubject to further detailed consideration ofplanning and environmental opportunitiesand constraints and managementconsiderations prior to the initiation of theMRS Amendment or through theAmendment process.


PPrraaccttiiccee NNoottee 1133::((CCoonnttdd..))

MMeecchhaanniissmmss ((ccoonntt..)) AAccttiioonnss ((ccoonntt..))

Action 10 Where Bush Forever Sites areto be reserved and acquired for Parks andRecreation by the WAPC, management willbe undertaken by the WAPC as an interimmeasure and will involve liaison with aproposed end manager to establish amanagement plan, and vesting with eitherCALM or local government, as appropriate.


PPrrooppoosseedd PPaarrkkss aannddRReeccrreeaattiioonn RReesseerrvveess

FOLLOWS MRSAMENDMENT PROCESS

ADMINISTERED BY WAPC

PUBLIC ADVERTISINGAND INPUT

SSEELLEECCTTIIOONN CCRRIITTEERRIIAA::

• Areas of high conservation value eg.TEC, large population of rareflora, sites essential to achieve conservation objectives, andlarge/diverse blocks that provide key representatives of vegetationcommunity types

• Public access/management is essential

• Existing commitments cannot be met

• Financial implications to WAPC and value for money

Final approval by Government

FFllooww CChhaarrtt 33BBuusshh FFoorreevveerr IImmpplleemmeennttaattiioonn SSttrraatteeggyy –– PPrrooppoosseedd PPaarrkkss aanndd RReeccrreeaattiioonn RReesseerrvveess


PPrraaccttiiccee NNoottee 1144::EEXXIISSTTIINNGG PPAARRKKSS AANNDD RREECCRREEAATTIIOONN RREESSEERRVVEESS


Lands currently reserved in the MRS forParks and Recreation (P&R).


To assess the boundaries of existing P&Ron a case-by-case basis to secure widerconservation outcomes and planningobjectives for an area, subject to acomprehensive assessment of vegetationagainst the regional significance criteria ofthe draft PBP1998/Bush Forever.

Non-bushland criteria will form animportant part of this review as Parks andRecreation reserves perform a variety offunctions beyond just conservation.

To reinforce the existing level ofprotection and management, whereappropriate, by including conservation inthe reserve purpose.

The open space system in Perth isprincipally derived from a standards/sizebased and open space hierarchy approachto open space provision, particularly at thelocal and district level. However, thedistinctions between regional, district andlocal open space are becoming blurred,with a general trend from standards-basedapproaches to an assessment of functionaland qualitative aspects.This approach isbased on needs rather than quantity andsize, with a focus on the structural role ofopen space rather than its distribution.This is because quantity provisions will notreflect the true needs of the community.

In selecting sites for protection, BushForever’s starting position was thatvegetation in P&R reserves was to beregarded as regionally significant andincluded as protected sites. However, anumber of P&R reserves have notundergone a comprehensive vegetationassessment and may include degradedareas or areas that, on verification, maynot meet the regional significance criteria.Future recreation, servicing or communityobjectives may therefore be appropriatein cleared or degraded portions ofexisting reserved lands forming part of aBush Forever Site as determined throughmanagement planning but subject to acomprehensive vegetation assessment and justification.


Moreover, existing P&R may not be inoptimum locations from a conservationand planning perspective and furtherinformation on the condition of vegetationor representation of vegetationcommunities may suggest alternative areasthat give better outcomes for vegetationrepresentation and for urban form anddesign. For example, in the north-west

corridor of Perth the coastal reserve is anarrow linear strip with its limited east towest extent providing a restricted rangeof vegetation and habitats.There may bescope to modify these boundaries inconsultation with private landowners andas a trade-off to substitute coastal nodesfor greater east-west bushland links orconsolidation of bushland areas.


Land which is shown to be low valuemay either be sold and used to acquireareas of conservation value identified inBush Forever or for substitute sites; orused as land exchanges to implementthe plan.

Amend purpose of Land AdministrationAct Reserves to include conservation asa purpose, where appropriate.

IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess//AAccttiioonnIG 11 The WAPC will consider futurecase-by-case reviews of Parks andRecreation reserves in the MRS, whichachieve wider conservation, planning andcommunity outcomes, subject to otherplanning and environmentalconsiderations.

IG 12 Future planned recreationaldevelopment, management and serviceprovision should avoid regionally significantbushland within Parks and Recreationreserves, where possible.Where noalternative exists, proposals will be subjectto an assessment of vegetation against theregional criteria of Bush Forever, whererequired, and planning and environmentalconsiderations beyond bushlandprotection.

Action 11 The scope to initiate landmanagement agreements and landcovenanting arrangements as analternative to acquisition for privatelyowned P&R reserves in the MRS will beinvestigated by the WAPC, particularlywhere public access is not required.



EExxiissttiinngg PPaarrkkss aanndd RReeccrreeaattiioonn RReesseerrvvee

CONSOLIDATION OFRESERVE THROUGH

ONGOING ACQUISITIONS

WAPC INTERIMMANAGEMENT

MANAGEMENTPLANNING

FRAMEWORKAND/OR STEERINGCOMMITTEE FORREGIONAL PARKS

MANAGEMENT BYNPNCA (now known

as ConsevationCommision of WA)

MANAGEMENTPLANNING

FRAMEWORK

AREA ASSISTANCESCHEME

MANAGEMENT BYLOCAL AUTHORITY

CASE-BY-CASE REVIEWS BASED ON

CONSERVATION AND WIDER PLANNING

OUTCOMES

FFllooww CChhaarrtt 44BBuusshh FFoorreevveerr IImmpplleemmeennttaattiioonn SSttrraatteeggyy–– EExxiissttiinngg PPaarrkkss aanndd RReeccrreeaattiioonn RReesseerrvveess


PPrraaccttiiccee NNoottee 1155::OOTTHHEERR GGOOVVEERRNNMMEENNTT LLAANNDDSS


Bush Forever Sites owned either infreehold by government agencies orCrown Reserves vested in a governmentagency for various purposes (includingexisting and proposed public utilities), orunallocated Crown land.

Lands surplus to governmentrequirements and/or affected byinfrastructure or development proposals.


The protection of State-owned BushForever Sites as a priority as ademonstration of the Government’scommitment to the implementation ofBush Forever and the whole-of-government approach, while recognisingexisting planning and environmentalcommitments and approvals.

To adopt best planning and managementpractice to achieve conservationoutcomes where sites coincide in wholeor in part with land set aside or identifiedfor essential infrastructure requirements,and no feasible alternative exists.

At the Perth’s Bushplan Site identificationphase, the selection criteria forconservation value were applied to allland regardless of ownership. However,when selecting sites to be protected and achoice between government and privateland was available, government land wasgiven preference as it offered the bestopportunities for ensuring protection.

Government assets include Crown landvested for various purposes which may bereserved in the MRS for Public Purposes(i.e. public infrastructure and utilityservices), local reserves or freehold landowned by either the Commonwealth,State or local government.

Bush Forever recognises the need foressential regional and local infrastructureand the provision of utility services. Anumber of Bush Forever Sites haveexisting infrastructure within them orwere purchased to support publicinfrastructure.This has provided a level ofprotection and is often responsible for theretention of the quality of the bush.The

future provision and expansion ofinfrastructure should be considered in thecontext of master planning in liaison withthe Bush Forever Office. Responsibleagencies should develop managementplans to ensure the continued value of thebushland is retained.

The disposal of surplus land is currentlycoordinated through the Capital andOwnership Division of the Treasury ofWestern Australia. Department of LandAdministration (DOLA) is charged withadministering the Land Administration Act1997, which deals with most government-owned property.The Act governs allCrown land, including reserves. Freeholdland controlled by an agency may also be subject to clearance provisions underthis Act.

Guidelines for “Managing Government RealEstate”, released by the formerGovernment Property Office and TreasuryDepartment in June 1998, incorporated aproperty disposal program.Treasury assistsin the preparation of four-year disposal


programs and maintains a central databaseof surplus property.The evaluation phaseof property disposal is the critical phase inrelation to Bush Forever.The Bush ForeverOffice will liaise with Treasury and DOLAand will seek to develop assets disposalguidelines similar to those for heritageproperty to ensure effective considerationis given to Bush Forever objectives.

The Bush Forever Office will alsoundertake a systematic appraisal of theGovernment Property Register toascertain the extent of surplusgovernment land to identify propertiesaffected by Bush Forever and likely to bedisposed of in the future, and will seek tosecure the land for Bush Foreverprotection where possible.

There may be scope for developingStrategic NPS for Bush Forever Sites andpotential for land exchanges as part of therationalisation of P&R in the MRS,particularly where affected lands are heldin freehold by a government agency.

Crown Reserves, which are vacant,unvested or no longer required for theirintended use, may be considered forrevesting for a conservation purpose toachieve Bush Forever objectives.

Some government agencies operate ascorporate bodies and under their charterare bound to act on a commercial basis,operating outside government assetmanagement guidelines. However, forinterpretive and analysis purposes thelandholdings of these agencies have beenincluded in the general category of“Government Lands” in the ImplementationPlan. Bush Forever recognises that theresources managed by these agencies havesocial and economic benefits, such asprovision of industrial land (LandCorp), low-cost housing (Homeswest) or waterservices (Water Corporation), and thattheir role in the whole-of-governmentcommitment to implementing Bush Foreverwill have to be balanced against theircorporate responsibilities to achieve areasonable outcome.


To establish clear and efficient referralarrangements to enable negotiation ondisposal programs and proposedinfrastructure or governmentdevelopment proposals within BushForever Sites, including development onreserved land.

Establish the extent of lands surplus torequirements and/or affected byinfrastructure or development proposals.

Enter into Strategic Negotiated PlanningSolutions, where appropriate, and/oridentify properties to be considered forrevesting for a conservation purposewith an appropriate management body.

IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess//AAccttiioonnssIG 13 Programs for the disposal ofgovernment assets (State,Commonwealth and local) must considerthe values of any bushland involved andbe referred to the Bush Forever Officefor comment prior to the initiation ofstatutory processes.

IG 14 Public lands not suitable for, orrequired for, future development (vestedor freehold) which are surplus torequirements, should be revested in asuitable management authority forconservation.



PPrraaccttiiccee NNoottee 1155:: ((CCoonnttdd..))MMeecchhaanniissmmss ((ccoonntt..)) IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess//AAccttiioonnss ((ccoonntt..))

IG 15 Development of government landassets, particularly agencies exempt fromthe Property Disposal Program (e.g.LandCorp and Homeswest), affected byBush Forever will be determined on astrategic negotiated planning basis toachieve a reasonable outcome and anacceptable balance betweenconservation and the wider social andeconomic needs of the community, whilealso recognising the role of the agenciesin the whole-of-government BushForever initiative.

IG 16 Existing infrastructure affected byBush Forever will be subject tomanagement plans to be developed bythe responsible authority in liaison withthe Bush Forever Office and will includestatutory covenants for the protection ofbushland areas.

IG 17 Plans for future infrastructureprovision, and expansion of existinginfrastructure within regionally significantbushland, and where there is no scopefor relocation, will be submitted to theBush Forever Office and negotiatedthrough the master planning process,where applicable, to establish location,layout and design issues, andenvironmentally responsible site works.

IG 18 A report on the impact of BushForever on surplus government lands(excluding agencies exempt from theProperty Disposal Program) will beprepared and presented, in liaison withaffected agencies, to one or both of theGovernment Property Committee or itsAdvisory Committee.

Action 12 Government agencies shouldclarify and modify, as appropriate, landdisposal arrangements and referralguidelines for Bush Forever Sites.


GGoovveerrnnmmeenntt LLaanndd

VACANT

CROWN

LAND

REVESTED FOR

CONSERVATION BY

DOLA with management

body (either Conservation

Commission of Western

Australia or local

government)

EXISTING/PROPOSED

UTILITY

MASTER PLANNING

DESIGN AND

MANAGEMENT PLANS

ASSET DISPOSAL

DEVELOPMENT OF

DISPOSAL GUIDELINES

Vesting body to

prepare

MANAGEMENT

PLANS

VESTED

CROWN

RESERVE

(Vacant/no

longer required)

DEVELOPMEN

T PROPOSAL

TO WAPC/

COUNCIL in

accord with

Bush Forever

objectives

Other planning/

environmental

considerations

MANAGEMENT

PLANS

Revesting or

transfer to

Management

body/Possible

Strategic NPS

Negotiated

Planning

Solution on

Bush Forever

aspects

MANAGEMENT

PLANS

Other planning/

environmental

considerations

FORMAL

PROPOSAL

FOR

REZONING/

SUBDIVISION

in accord with

Bush Forever

objectives

Liaison

with BMAS

Liaison

with BMAS

Liaison

with BMAS

Bush

Forever Govt

Agency Review

WAPC

Decision

Liaison

With MfP

BushForever Govt

Agency Review

Liaison

With MfP

FFllooww CChhaarrtt 55BBuusshh FFoorreevveerr IImmpplleemmeennttaattiioonn SSttrraatteeggyy –– OOtthheerr GGoovveerrnnmmeennttLLaannddss

* Bush Forever Management Advisory Service


PPrraaccttiiccee NNoottee 1166::CCOOMMMMOONNWWEEAALLTTHH LLAANNDDSS


Bush Forever Sites owned, vested orleased by the Commonwealth and itsagencies.


To secure the Bush Forever Site or partsthereof, for conservation at no cost tothe State to meet the objectives of theNational Strategy for Biodiversity.

To maximise the retention of vegetation,where possible, through the masterplanning process where lands areidentified for development by theCommonwealth, with due considerationbeing given to State level planning andenvironmental considerations.

Several Bush Forever Sites are owned bythe Commonwealth and in particular theDepartment of Defence and the FederalAirports Corporation and a number areentered on the Register of the NationalEstate, administered by the AustralianHeritage Commission.

In 1997 the Commonwealth Governmentsold long-term leases to private sectorairport lessees.Westralia AirportsCorporation is the lessee of PerthInternational Airport and Jandakot wassold in 1998 to Jandakot Airport Holdings.The Commonwealth has established atransparent regulatory framework forplanning and environmental matters atCommonwealth airports leased throughthe Commonwealth Airports Act 1996.Under the Act lessee companies areobliged to develop the airport for aviationand commercial uses, while protecting itsenvironmental values.The Act requires thelessee companies to prepare a masterplan and an environmental strategy tooutline their approach to futuredevelopment.These documents must bereleased for public consultation and takeaccount of the public comment received,then be considered by theCommonwealth Minister for Transport

and Regional Services for approval.Theenvironmental strategy is a significantenvironmental management mechanism inwhich the airport lessee must outline itsintentions in relation to mitigating ormanaging environmental impacts inconjunction with its commercialdevelopment vision, articulated in themaster plan.There is also a requirementto prepare a more detailed majordevelopment plan for any developmentidentified in the master plan or otherwisewhich is likely to have significantenvironmental or ecological impacts.Themajor development plan is also subject toa public review process andCommonwealth Ministerial approval.

As Commonwealth places, sites affectedby Bush Forever are subject toCommonwealth law and will be regulatedaccordingly, and include the processesoutlined above in a number ofcircumstances.The Commonwealth willconsider the effect of any development onBush Forever and the Bush Forever Officeand key agencies will review master plansin order to maximise the retention ofregionally significant bushland, wherepossible, to achieve a reasonableoutcome.



Referral and consultative arrangementsthrough Commonwealth and Stateagencies in accordance with nationalagreements.

IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess// AAccttiioonnss

Action 13 The Ministry for Planning,Department of Environmental Protectionand other government agencies willcontinue to liaise with the Commonwealthand will make representation on mattersrelating to Bush Forever and other planningand environmental considerations, inparticular through processes outlined in theCommonwealth Airports Act 1996.This willinvolve maximising the retention ofvegetation through the master planningand major development plan process,where possible, in order to achieve areasonable outcome.

IG 19 Where Bush Forever Sites areconsidered surplus to Commonwealthrequirements the WA Government willliaise with the Commonwealth with aview to securing Commonwealth landcontributions towards theimplementation of Bush Forever and theobjectives of the National Strategy forBiodiversity and the CommonwealthEnvironment Protection and BiodiversityConservation Act 1999.



PPrraaccttiiccee NNoottee 1177::LLOOCCAALL GGOOVVEERRNNMMEENNTT TTOOWWNN PPLLAANNNNIINNGG SSCCHHEEMMEERREESSEERRVVEESS


Bush Forever Sites identified as localReserves in the local TPS, which mayinclude local government freehold landor Crown Reserves controlled andmanaged for various purposes by localgovernment (including existing andproposed public utilities).


To secure the long-term protection ofbushland by amending, whereappropriate, the purpose andmanagement of local reserves toembrace conservation objectives.

To seek to ensure that any developmentis compatible with bushland protection innon-conservation reserves.

Some Bush Forever Sites include localreserves, which are noted in the local TPS,and/or may be Crown Reserves ownedfreehold or vested in the local governmentfor various purposes. Some of thesereserves are vested for conservationpurposes, and others for recreation orpublic infrastructure and utilities.

Local government is encouraged tooutline any future intentions for a localreserve in accordance with its currentpurpose and intent, through masterplanning and/or management planningprocesses, and to liaise with the BushForever Office to investigate the scope foraccommodating any proposeddevelopment (such as recreational uses) inaccordance with an approvedmanagement plan. Applications will besubject to a detailed survey as to theextent and condition of the vegetation.Any approved development should beconfined to cleared or degraded portionsof the reserve, where possible.

In areas lacking a recognised conservationobjective, the purpose of the reserveshould be modified to requireconservation as a purpose. Managementplans for local reserves should bedeveloped by the relevant localgovernment agency with the communityand the State Government. It may also beappropriate to improve the level ofprotection by reserving the land in theMRS for P&R and to initiate a SpecialControl Area to ensure the conservationpurpose and intent is recognised.Thisdoes not mean acquisition, but it will givethe WAPC planning controls over localreserves and will recognise theirconservation status, as the reserve may bezoned Urban in the MRS but with nointention for future urbanisation.



Future proposals to be consideredthrough the development ofmaster/concept plans, with longer-termbushland protection throughmanagement planning.

Changes to the purpose of reservesthrough Department of LandAdministration and the LandAdministration Act 1997 to includeconservation.

IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess//AAccttiioonn

IG 20 Bush Forever Sites that are localgovernment and/or Crown Reservesshould have their reserve purposeamended to include conservation.

IG 21 Local governments areencouraged to prepare master plans andmanagement plans for local reserves toprotect bushland and ensure that anyproposed development (in accordancewith the reserve’s existing purpose) iscompatible with Bush Forever’sconservation objectives and achieves areasonable outcome.

Action 14 Local reserves (which are alsoCrown Reserves) already recognised forconservation will, in some instances, begiven added planning security throughParks and Recreation reservation in theMRS (but this will not entail governmentacquisition).



LLooccaall GGoovveerrnnmmeennttTTPPSS RReesseerrvveess

REVESTING FORCONSERVATION

MANAGEMENT PLANS

GOVERNMENTREQUIREMENTS

Negotiated PlanningSolution on Bush Forever aspects

MASTER PLANNINGDESIGN AND

MANAGEMENT PLANSin accord with BushForever objectives

FFllooww CChhaarrtt 66BBuusshh FFoorreevveerr IImmpplleemmeennttaattiioonn SSttrraatteeggyy–– LLooccaall GGoovveerrnnmmeenntt TTPPSS RReesseerrvveess

• Bush Forever Management Advisory Service

Liaison

With MfP

Liaisonwith BMAS

BushForever Govt

Agency Review

Developmentproposal to

Council and/orWAPC


PPrraaccttiiccee NNoottee 1188::RROOAADD AANNDD RRAAIILLWWAAYY RREESSEERRVVEESS

Roadside and railway verges are valuablehabitats in their own right and oftencontain a significant portion of an area’sbiodiversity. By their linear form they actas valuable ecological corridors for wildlifeand plant species.They can also link largerconservation areas.They can also providea seed source, contain declared rare flora,provide a valuable windbreak for stockand crops and limit wind erosion, andhave important landcare and farmproductivity implications. Road andRailway verges are commonly the solesurviving remnants of local vegetationtypes in heavily cleared areas.

However, the primary purpose of roadand railway reserves is to accommodatethe State’s vital transport infrastructure.Apart from providing for a road/railway,road and railway reserves also perform anumber of other key functions, includingpublic transport transitways, cycleways,walkways and utility service corridors.

Some Bush Forever Sites include land thathas already been identified for regionaland local road and railway reserves. BushForever acknowledges that these areasare constrained to varying degreesdepending on the stage to which theplanning and implementation hasproceeded, and recommends thefollowing approaches:

FFuuttuurree RRooaadd//RRaaiillwwaayy PPllaannnniinngg

■ In instances where the futureroad/railway route is at an early stageof planning and land has not beenreserved or acquired, the scope forrealignment or re-routing to minimisethe impact or avoid areasrecommended for protection, or toprovide a more effective vegetatedcorridor, will be investigated by theresponsible authorities in consultationwith other government agencies.

EExxiissttiinngg RRooaadd//RRaaiillwwaayy RReesseerrvveess

■ Where no feasible alternative existsfor a revision of the road/railwayreserves, the responsible authority orthe local government in consultationwith other government agencies, willseek to ensure that the future designand management of the road/railwayreserve will minimise the impact onareas recommended for protection.

■ Within land reserved in the MRS orlocal TPS for roads or railwaypurposes, there shall be apresumption that the constructionauthority has a right to undertakethe required works for transport andassociated infrastructure.

■ Should it be determined that anexisting reserve is no longer requiredfor its intended purpose, transfer ofvesting to an appropriate body forbushland management purposes willbe considered.


Bush Forever Sites affecting regionalrailway and road reserves identified inthe MRS and local road reservesidentified in a local TPS.


To encourage the protection, wherepractical, of bushland and corridor valuesalong existing road/railway reserves andto give due consideration to bushlandprotection in the design and location offuture roads/railways.



Assess design opportunities andconstraints and conservation value todetermine the scope for a review ofexisting road/railway reserves, subject toconsideration of regional and localinfrastructure requirements.

Bushland-sensitive design andmanagement planning.

IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess//AAccttiioonnss

IG 22 Bush Forever encouragesresponsible authorities to undertake areview of existing road/railway reservesthat affect Bush Forever Sites to identifythe scope to accommodate bushlandprotection, where practical.

IG 23 Where regional or local road orrailway reserves are at an advanced stageof planning and/or reserved in the MRSor local TPS for road or railway purposesand no feasible alternative exists for areview of the alignment, theimplementation of Bush Forever will belargely a design and management issue, toretain and protect the bushland values,where practical.

IG 24 At the planning and conceptdesign stage for constructed roads andrailways, Bush Forever encouragesresponsible authorities to undertakeverge management planning to protectsignificant vegetation identified in BushForever or in local bushland strategies.

Action 15 Where road/railway reserveshave been subject to review and whereoptions exist to modify the reserve, the WAPCwill undertake the required changes throughan Amendment to the MRS and localgovernments will review local TPS accordingly.

In all cases where roads and railways areto be constructed through Bush ForeverSites, the detailed alignment and designwill be considered through the planningapproval process with the objective ofminimising impacts on the bushland.

The responsible authority will reviewregional road reserves (Primary RegionalRoads and Other Regional Roads)affected by Bush Forever Sites to:

■ Clearly identify those areas whereregional road reserves exist over and

through areas of Bush Forever Sitesand determine the high valuebushland and conservation prioritieswithin those areas.

■ Consider opportunities to minimisethe impact on Bush Forever Sites atthe time that the road projectsprocess to the detailed design stage.

■ Initiate appropriate MRS Amendmentsas and when opportunities arise tomodify regional road reserves toprotect high value bushland.



PPrraaccttiiccee NNoottee 1199::CCEEMMEETTEERRIIEESS


Bush Forever Sites affecting current andproposed cemetery sites within thePerth Metropolitan Region.


To find alternative non-Bush ForeverSites to meet the needs for cemeterypurposes, where required, as a whole-of-government priority.

The activities of the MetropolitanCemeteries Board (MCB) are subject tothe Cemeteries Act 1986. The MCBmanages cemetery sites, includingtraditional cemetery sites, located at SouthGuildford (Guildford Cemetery), SwanView (Midland Cemetery) and Karrakatta,and a memorial park cemeterydevelopment at Pinnaroo.The MCB alsohas land at Baldivis. Pinnaroo, Midland andSouth Guildford all include bushland areasthat are included in Bush Forever.

Pinnaroo is currently undergoing a masterplanning exercise to determine futureareas to accommodate the expansion ofcemetery operations. Bush Forever willliaise with the MCB to reach a balance

between the need to protect areas ofhigh conservation value whileaccommodating cemetery requirements.

The Guildford and Midland cemeteries arerapidly approaching capacity and there isan urgent need to identify additional land,both within the existing sites for short-term purposes and outside of them forlong-term. However, both cemeteriescontain threatened ecological communitiesand are essential to meet the minimum 10per cent target set for Bush Forever. As apriority, opportunities to secure additionalland for cemetery purposes to service theinner suburbs are being investigated bythe Ministry for Planning.


Master planning and managementplanning exercises to ensure protectionof essential bushland on metropolitancemetery sites.

AAccttiioonnssAction 16 The Government will supportthe Metropolitan Cemeteries Board inundertaking a strategic review of possiblealternatives for cemetery sites that may beconstrained by Bush Forever.

Action 17 The Government will liaise withthe MCB on master planning for cemeterypurpose lands affected by Bush Forever tosecure a reasonable outcome.


PPrraaccttiiccee NNoottee 2200::BBAASSIICC RRAAWW MMAATTEERRIIAALLSS AANNDD TTIITTAANNIIUUMM MMIINNEERRAALLSS


Bush Forever Sites constrained byexisting or proposed mininglease/tenements and miningdevelopment approvals or extractiveindustry licence development approvalsin areas identified as a Strategic ResourceArea in the Basic Raw MaterialsStatement of Planning Policy No.10(Government of WA 2000); and BushForever Sites affecting Mining Acttenements that contain identifiedtitanium mineralisation.


To seek a balanced and reasonableoutcome through negotiated outcomesbetween the needs of conservation,including core conservation values andthreatened communities, and the need forbasic raw materials and titanium minerals.

To investigate the scope for StrategicNPS, whenever possible, where thecompany or individual has a number ofland assets and/or in the geographiccontext of a specific basic raw materialcommodity.

Currently Perth has the best and cheapestreserves of raw materials available forbuilding and maintenance of any city inAustralia.There is a ready supply of high-quality materials close to the urban frontand other elements of the market. Sinceno bushland was automatically excludedfrom consideration, Bush Forevercoincides in part with occurrences ofsand, limestone, clay, shale and hard rockresources. However, Bush Foreverrecognises the importance of extractiveand mining industries within the contextof broader community economicrequirements. It acknowledges the needfor the ready availability of raw materialsfor housing and road constructionpurposes, and the potential flow-on coststo householders.

A number of Bush Forever Sites fall withinthe boundaries of basic raw materialstrategic resource areas which wereidentified in the July 1996 Chamber ofCommerce Report to the StateGovernment and listed in PBP1998Volume 2 and in the Statement of PlanningPolicy No.10 on Basic Raw Materials

(WAPC 2000).These policy areas definethe dimensions of the potential resource.The Department of Minerals and Energy(DME) has mapped the extent of thetitanium minerals south of Perth, with thecollaboration of the titanium industry. Anumber of Bush Forever Sites fall withinthese policy areas and in similar areas tothe north of Perth. Basic raw materialpolicy areas and titanium areas are notnecessarily an indication of the actual sitesto be mined or quarried. Precise definitionof extraction sites depends on theeconomic feasibility of mining as well as anassessment of on-site land use constraintsand environmental impacts. All of thesefactors are evaluated under the provisionsof the Mining Act 1978, the MetropolitanTown Planning Scheme Act 1959, CALMAct, the Environment Protection Act 1986and other relevant information.

The SPP does not remove therequirement to address environmentalconstraints (including Bush Forever Sitesand other environmentally significantareas) that may determine the extentand/or manner in which a mining proposal


can be implemented and acknowledgesthat some sensitive proposals sites mayrequire environmental impact assessmentand may be considered environmentallyunacceptable.

Bush Forever Sites overlying strategicresource areas and existing Mining Acttenements are recognised in Bush Foreveras being constrained lands. Equally, the SPPrecognises Bush Forever Sites asenvironmentally significant areas, “wherethe land could be subject to restriction onthe extraction of basis raw materials foran environmental or conservation reason”(see SPP, Appendix 1, Definitions). BushForever Sites will be considered accordingto their conservation attributes, existinglevels of approvals and the categorisationof the resources as either PriorityResources Locations, Key Extraction Areasor Extraction Areas.These factors, takentogether, provide the framework forNegotiated Planning Solutions for basicraw materials and titanium minerals.Theamount of wealth flowing to thecommunity from the titanium mineralsindustry means that the substantialconservation, preservation andmanagement of important Bush ForeverSites can be entertained financially.

Titanium mineral mining is usuallypreceded by the mining companypurchasing the mineralised land prior toseeking approvals to mine.Therefore,rational, cooperative negotiations withsuch companies are likely to lead tosubstantial benefits to the community byensuring that State ownership of highconservation value bushland is facilitatedfor the eventual management andprotection of such sites with a minimalrequirement for the State to compensate.Such resources will need to be carefullyconsidered in the context of threatenedecological communities.

There is therefore a need to furtherexamine potential impacts of BushForever Sites on a site-by-site basis and toinvestigate the possibility of protecting asmuch bushland as feasible on a particulartenement, licence or property.Thismethod includes examining the overallconfiguration of extraction areas so thatoptimal design for the preservation of theremaining bushland is achieved. It will alsonecessitate the use of localised andStrategic NPS through an examination ofa company’s total holdings. Alternatively, aparticular resource, such as sandresources, affected by Bush Forever acrossthe whole of the Perth MetropolitanRegion, will be evaluated to identifyresource areas that are uneconomic tomine, or where there is no regionallysignificant bushland, or where bushland isin inferior condition.

Site-by-site assessment and localised orStrategic NPS will require ongoingexchanges of information and data.Theprinciples for these negotiations are setout in the undermentioned guidingprinciples for NPS.

There will also be a need to consult withlocal government with respect toextractive industry licences anddevelopment approvals for raw materialextraction.The aim is to have an integratedand uniform implementation database ofrelevant information. It is expected thatNPS will not adversely affect theachievement of the minimum 10 per centtarget for each vegetation complex.

BBAASSIICC RRAAWW MMAATTEERRIIAALLSS ((aannddttiittaanniiuumm mmiinneerraalliissaattiioonn aarreeaass))::GGuuiiddiinngg PPrriinncciipplleess ffoorr NNeeggoottiiaatteeddPPllaannnniinngg SSoolluuttiioonnss ((NNPPSS))■ That areas identified in the Statement

of Planning Policy No.10 on Basic RawMaterials or approved for raw



PPrraaccttiiccee NNoottee 2200:: ((CCoonnttdd..))materials extraction or identified inthe DME documentation of titaniummineral occurrences and other sitesnorth of Perth, are recognised asbeing constrained sites for thepurpose of implementing BushForever and extractive industry use.Wherever possible the protection ofbushland will be maximised incollaboration with tenement holder.

■ Basis raw materials proposal affectingBush Forever Sites are recognised (inthe Basic Raw Materials SPP) asbeing environmentally significantareas. Any proposal within theseareas needs to be carefully reviewed,including detailed discussion ofenvironmental values, and may stillrequire environmental impactassessment and be consideredenvironmentally unacceptable.Extractive industry proposal outsidea resource area identified in the SPPwill not be favourably consideredunless overriding conservationbenefits are achieved through anegotiated outcome.

■ Maintain ongoing consultation andinformation exchange with the DMEand local governments about thelevel and extent of current approvalsand extraction operations; and offuture intentions and areas which areuneconomical to mine, and thebalancing of conservation and miningactivities.

■ Develop and clearly identify decision-making protocols and processes andthe scope for NPS.

■ NPS to be localised, strategic orplanning precinct based with regardto evaluating a company’s operations,adjoining operations, or where theyaffect a particular vegetation

complex, giving greater scope fornegotiation, linkages, andconsolidation of areas.

■ Where appropriate, site visits will beundertaken for lot-by-lot boundaryand condition verification within BushForever Sites.

■ Operators will be encouraged, wherepractical, to objectively identifyrelatively important and unimportantcomponents of the areas and tofocus activities within cleared ordegraded parts of sites.

■ Where possible, negotiations willtake place early in the process – i.e.on existing leases and future mininglease applications, or at the notice ofintent and development approvalstage for current operations.

■ Negotiations are to consider onlyaspects relating to Bush Forever andcannot pre-judge or circumventother aspects of the approvalprocess (e.g. Mining Act, CALM andEPA Acts). For example, miningproposals may require environmentalassessment where they involvesignificant impacts, including impactsother then bushland protection.

■ The application of conservationcovenants to the vegetated areas tobe protected will be considered aspart of a NPS.

■ Consideration will be given to therole of revegetation/rehabilitation aspart of an overall negotiatedoutcome; for example, as linkage orconsolidation of areas but not assubstitute sites; and to have bushlandrecognised as a legitimate end usefollowing mining and extractiveoperations, particularly for landszoned Rural.


■ Recognition that Bush Forever Siteswith some level of protection mayinclude existing mining tenementsand that these may be subject toNPS, depending on the conservationvalues. Significant proposals may alsorequire environmental assessment.

■ Recognition that many Bush ForeverSites were previously recognised inSystem 6 and have been identified forconservation for many years e.g.CALM managed conservation

reserves. In areas that have no miningleases and but have long-standingconservation values, the proponentwill be encouraged to focus activitiesoutside the Bush Forever Site.

■ DME representation to be includedon any future Bush Forever AdvisoryGroup as appropriate and consultedin the preparation of an inter-agencymemorandum of understanding(MOU) as pertaining to theirstatutory responsibilities.


Information exchange and thedevelopment of an implementationmatrix to comprehensively assessconservation priorities against existinglevels of approvals and commitments todetermine opportunities and constraintsand the scope for negotiated outcomes.

IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess//AAccttiioonnssIG 25 Existing mining approvals, leases(including Mining Act tenements containingtitanium mineralisation with the requiredapprovals) and areas identified as strategicresources policy areas in the Basic RawMaterials Statement of Planning PolicyNo.10 (Government of WA 2000) arerecognised as constrained sites andtherefore a Negotiated Planning Solutionis likely and the most sensitive proposalsmay still require environmental impactassessment.

IG 26 New mining proposals on BushForever Sites outside the SPP policy areaand without prior approvals will not befavourably considered unless it formspart of a wider strategic negotiatedoutcome.

IG 27 The Government will seek tomaximise the retention of bushland whilerecognising the importance of basic rawmaterials and titanium mineralisationthrough negotiated and reasonableoutcomes consistent with the currentlevel of approval and the impact onconservation values of the Bush ForeverSite.This does not preclude the possibilityof environmental assessment where theenvironmental impacts are significantand/or other values are involved.



PPrraaccttiiccee NNoottee 2200:: ((CCoonnttdd..))MMeecchhaanniissmmss ((ccoonntt..)) IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess//AAccttiioonnss

IG 28 Strategic Negotiated PlanningSolutions will be given favourableconsideration and should be investigatedwhenever possible.

Action 18 The Ministry for Planning willcompile and maintain an assessment ofBush Forever Sites affected by basic rawmaterials and titanium mineral deposits toexamine their conservation status againstthe existing approvals and operations ofextractive industries in liaison with theDepartment of Minerals and Energy, DEP,CALM and affected landowners.Thisassessment will provide the basis forNegotiated Planning Solutions.


BBaassiicc RRaaww MMaatteerriiaallss

RENEWAL

OF

EXISTING

NOI/DA/EIL

PROPOSED MINING

LEASE

PPRRIIVVAATTEE LLAANNDD

PROPOSED

NOI

NOI/DA/EIL

submitted in

accord with Bush

Forever objectives

Negotiated Planning

Solution

Negotiated Planning

Solution

Negotiated Planning

Solution

EXISTING MINING

LEASE

NOI/DA/EI not in

accord with Bush

Forever objectives

Lease submitted

in accord with

Bush Forever

objectives

Lease not in

accord with Bush

Forever objectives

DA/EIL submitted

in accord with

Bush Forever

objectives

Lease/DA/EIL not

in accord with

Bush Forever

objectives

SPP

Liaison and

negotiation re Bush

Forever aspects

Liaison and

negotiation re Bush

Forever aspects

Liaison and

negotiation re Bush

Forever aspects

FFllooww CChhaarrtt 77BBuusshh FFoorreevveerr IImmpplleemmeennttaattiioonn SSttrraatteeggyy –– BBaassiicc RRaaww MMaatteerriiaallss

STATEMENT OF PLANNING POLICY

CCRROOWWNN RREESSEERRVVEESS

Recommend

approval to

decision making

authority, subject

to other planning

and environmental

considerations.

Referral to

EPA/Likely

assessment

MININGLEASE

APPROVAL ANDCONDITIONS

DME /WARDENSCOURT subjectto other planningand environmental

considerations

Referral to

EPA/Likely

assessment

Council/EPA/

WAPC decisions,

subject to other

planning and

environmental

considerations.

Referral to

EPA/Likely

assessment

RENEWAL

OF DA/EIL

PROPOSED

DA/EIL

SPP

Areas of high

conservation

value and not

identified in

SPP – likely

objection on

Bush Forever

grounds

Areas of high

conservation

value and not

identified in

SPP – likely

objection on

Bush Forever

grounds


PPrraaccttiiccee NNoottee 2211::CCOONNSSEERRVVAATTIIOONN CCAATTEEGGOORRYY WWEETTLLAANNDDSS,,EESSTTUUAARRIIEESS,, RRIIVVEERRSS AANNDD CCRREEEEKKSS


Wetlands, estuaries, rivers and creeksincluded as part of a Bush Forever Siteand containing regionally significantvegetation or are integral to the ecologyof the Bush Forever Site.


Verified conservation category wetlands(CCW) within a Bush Forever Site areregarded as constrained areas fordevelopment purposes.

Estuaries, rivers and creeklines and theirassociated riparian vegetation identifiedas Bush Forever Sites perform animportant regional ecological functionand have values beyond bushlandprotection. Bush Forever reinforces andcomplements other policies andinitiatives specifically designed to protectthese areas.

Wetlands are defined internationally,nationally and in the Wetlands ConservationPolicy for Western Australia (Government ofWestern Australia 1997) as:

Areas of marsh, fen, peatland or water, whether natural or artificial,

permanent or temporary, with water that is static or flowing, fresh, brackishor salt, including areas of marine water,

the depth of which at low tide, does not exceed six metres.

Conservation category wetlands (CCW)are included in a Bush Forever Site wherethey contain regionally significant bushlandand/or abut and form an integral part of aBush Forever Site and are an intrinsic partof the natural system.The loss,degradation and modification of wetlandswithin and adjoining Bush Forever Siteswill have implications for natural drainagepatterns and the survival of wetlandspecies.Wetlands also provide importantwildlife habitat functions, often associatedwith the adjoining upland vegetation, and

important flood mitigation functions.Theretention of upland vegetation andwetland buffers is also essential to thesurvival of wetland areas by their role inmaintaining natural hydrological regimesand as a natural prevention againstinundation and eutrophication.Whenassessing the values and functions ofwetlands within and adjoining a BushForever Site it is important to obtain abalanced representation of wetland andupland vegetation to provide an adequateand representative ecological system andto provide for biologically diverse habitats.

Further verification of the presence,condition and boundaries of the wetlandcomponents of a Bush Forever Site maybe required in liaison with the Water andRivers Commission through a case-by-caseimplementation of the site’srecommendations.

The Government is committed to theimproved conservation of Perth’s wetlandsin accordance with the WetlandsConservation Policy (Government ofWestern Australia 1997). Protecting


wetlands within and outside Bush ForeverSites will be investigated through the EPA’sstatutory review of the Swan Coastal PlainLakes EPP (Government of WesternAustralia 1992). It is proposed that therevised EPP will identify and protectsignificant wetlands, which willcomplement Bush Forever.

The current EPP protects lakes fromdraining, filling, mining, excavation, anddischarge of effluent pollution. Accordingly,the EPP does not provide protection formany seasonal wetlands, includingsumplands and damplands. It is envisagedthat a new draft EPP will providecontinued protection of lakes, amechanism for the inclusion andprotection of wetlands of highconservation value, and for thedevelopment of specific measures andmanagement philosophies for the “wiseuse” and management of wetlands

Those CCW identified for protection aspart of a Bush Forever Site will form partof an area’s core conservation open spaceor local reserve system, i.e. not part of thedrainage network. CCWs within BushForever Sites are generally regarded asbeing unsuitable for development.Theywill not form part of the gross subdivisiblearea and will be set aside prior to thecalculation of the 10 per cent public openspace. Open space credits may beconsidered only where the wetland iscapable of accommodating a passiverecreational function which is consistentwith the wetland’s management objectives.

Many other wetlands are not included asBush Forever Sites. A number of these willbe CCWs (shown on the Bush Forevermap) which have been excluded becausethe Bush Forever Site selection criteriawere based primarily on representing thedifferent vegetation types as opposed to

protecting a diversity of significantwetlands.Therefore, Bush Forever aims toprovide protection for some of thesewetlands where they contribute torepresenting regionally significant bushlandor fall within sites selected for thesereasons.The proposed revised wetlandEPP will, more specifically, perform thefunction of identifying and protectingsignificant wetlands outside Bush ForeverSites and will complement Bush Forever.

CCrreeeekklliinneess aanndd FFoorreesshhoorreess ((eessttuuaarriieess aanndd rriivveerrss))

Creeklines are by their nature linear andcan traverse a variety of land usecategories.They are likely to includeprotected and unprotected bushland, landcovered by local or regional reserves, orprivate lands with varying degrees ofplanning control.

Regional creeklines are identified in BushForever and are, like wetlands, essential toecological functions. Creeks banks havemany plant species and provide importantecological habitats, while vegetatedsections of creeks will contribute lesssediment to river systems and help toreduce nutrient loss. Farmers andcommunity catchment and Landcaregroups are increasingly recognising thevalue of creeklines by fencing andreplanting degraded riparian areas tomeet the wider needs of catchmentmanagement.

Bush Forever acknowledges and reinforcesthe regional values of riparian vegetationalong regional wetland corridors. As suchit complements existing WAPC foreshoreprotection policies, environmentprotection policies and the proposedforeshore protection policy beingdeveloped jointly by WAPC,WRC andWAMA. Statutory protection for fringingvegetation is provided in the Swan and



PPrraaccttiiccee NNoottee 2211:: ((CCoonnttdd..))Canning Rivers EPP (Government ofWestern Australia 1998a), and Statementof Planning Policy No. 6 – JandakotGroundwater Protection Policy (Governmentof Western Australia 1998b).

Bush Forever reinforces and complementsthe work of the WRC and existinggovernment agency policies regarding theprotection of foreshore areas and is notdesigned to be the main vehicle for theprotection of these areas.


The Review of the EnvironmentalProtection (Swan Coastal Plain Lakes)Policy 1992 will be the main mechanismfor the consideration of the protectionof CCWs within and outside BushForever Sites.

The Water and Rivers Commission’sWetland Atlas (Hill et al 1996), whichincludes detailed wetland mapping,classification and evaluation of the SwanCoastal Plain wetlands.

A number of areas will have existingprotection under Parks and Recreationreservation in the MRS.

The Water and Rivers Commission, theSwan-Canning Environmental ProtectionPolicy 1998 and other existinggovernment policies regarding theprotection of foreshore areas andassociated riparian vegetation providesthe main vehicle for the protection ofcreeklines and foreshore vegetation.

IImmpplleemmeennttaattiioonn GGuuiiddeelliinneess//AAccttiioonnssIG 29 Conservation category wetlandsassociated with a Bush Forever Site, andespecially vegetated CCWs will, subjectto any necessary on-site verification oftheir presence, condition and boundaries,be considered a priority for protectionas part of the core conservation area, inwhich representative upland vegetationelements should be included.

Action 19 Creeklines and foreshores willbe protected through other relevantgovernment policies outside the scope ofBush Forever.


RReeffeerreenncceessAlan Tingay & Associates 1998 A Strategic Plan for Perth’s Greenways. Prepared for

Environment Australia, Ministry for Planning, Department of Conservation andLand Management,WA Municipal Association, Department of EnvironmentalProtection,Water and Rivers Commission, Main Roads WA, Swan CatchmentCentre, Conservation Council, Greening Western Australia and Australian Trust forConservation Volunteers, Perth,Western Australia.

CALM 1997 Wetlands Conservation Policy for Western Australia. Department ofConservation and Land Management, Perth WA.

Connell S 1995 Perth Environment Project – Remnant Vegetation Inventory andAssessment. Unpublished report to the Australian Heritage Commission (NationalEstate Grants Program) and the Ministry for Planning, Perth,WA.

DCE 1983 Conservation Reserves for Western Australia as recommended by theEnvironmental Protection Authority, 1983.The Darling System. System 6, Part I and II.Department of Conservation and Environment, Perth,Western Australia.

Department of Urban Affairs and Planning NSW 1995 Rural Settlement:Guidelines for Rural Settlements on the North Coast of New South Wales. TheDepartment, Sydney, NSW.

DEST 1996a Reimbursing the Future: an evaluation of motivational, voluntary, price-based,property-right, and regulatory incentives for the conservation of biodiversity: a report tothe Biodiversity Unit of the Department of the Environment, Sport and Territories.Department of the Environment, Sport and Territories, Canberra, ACT.

DEST 1996b National Strategy for the Conservation of Australia’s Biological Diversity.Department of the Environment, Sport and Territories Canberra, A.C.T.

English and Blyth 1997 Identifying and Conserving Threatened Ecological Communities inthe South West Botanical Province. Final report (Project Number N702) toEnvironment Australia. Department of Conservation and Land Management, Perth,W.A.

Evangelisti and Associates 1995 Water Resources Management Study, Stage 1.Volume1, Middle Canning Catchment, prepared for the Water Authority of WesternAustralia by Evangelisti & Associates in association with Landvision and the V & CSemeniuk Research Group.The Authority, Leederville,W.A.

Gibson N, Keighery BJ, Keighery GJ, Burbridge AH & Lyons MN 1994 A FloristicSurvey of the Southern Swan Coastal Plain. Unpublished report for the AustralianHeritage Commission, prepared by the Department of Conservation and LandManagement and the Conservation Council of Western Australia (Inc), Perth,WA.

Government of Western Australia 1992 Environmental Protection (Swan Coastal PlainLakes) Policy 1992. Government Gazette,WA, 18 December, pp 100-102.

Government of Western Australia 1998a Environmental Protection Act 1986:environmental protection (Swan and Canning Rivers) policy order. State Law Publishers,Perth WA.


Government of Western Australia 1998b Statement of Planning Policy No. 6 –Jandakot Groundwater Protection Policy. Government Gazette,WA, 12 June 1998,pp 3211-3288

Greening WA 1997 Useful Corridors for Wildlife. Greening Western Australia, Perth,WA.

Heddle EM, Loneragan OW & Havell JJ 1980 ‘Vegetation of the Darling System’,in Atlas of Natural Resources, Darling System,Western Australia. Department ofConservation and Land Management, Perth,WA.

Hill AL, Semeniuk CA, Semeniuk V & Del Marco A 1996 Wetlands of the SwanCoastal Plain Volume 1:Wetland Mapping, Classification and Evaluation – MainReport; Volumes 2A, 2B:Wetland Mapping, Classification and Evaluation – WetlandAtlas. Prepared for the Water and Rivers Commission and Department ofEnvironmental Protection, Perth,WA.

Keighery BJ 1994 Bushland Plant Survey: a Guide to Plant Community Survey for theCommunity. Wildflower Society of WA (Inc), Nedlands,WA.

Loddon-Campaspe 1979 Cluster Planning. Regional Planning Authority, Bendigo,Vic.

McHarg Ian L 1969 Design With Nature. American Museum Of Natural History, NewYork.

Turner Master Planners 1999 Southern River – Forrestdale – Brookdale – Wungongdraft structure plan: for public comment. Western Australian Planning Commission,Perth,WA.

WAPC 1999 Agriculture and Rural Land Use Planning Policy.Town Planning andDevelopment Act 1928. State Planning Policy No.11: explanatory notes.WesternAustralian Planning Commission, Perth,WA.

RReeffeerreenncceess ((CCoonnttdd..))


AAppppeennddiixx 11DDeeffiinniitt iioonnss ooff TTeerrmmssBBiioollooggiiccaall ddiivveerrssiittyy ((bbiiooddiivveerrssiittyy)) means genetic diversity, species diversity

and ecosystem diversity.

BBuusshhllaanndd is land on which there is vegetation which is either a remainder of thenatural vegetation of the land, or, if altered, is still representative of the structureand floristics of the natural vegetation, and provides the necessary habitat fornative fauna.

BBuusshh FFoorreevveerr SSiitteess are individual, or groups, of regionally significant areas ofbushland that are described as a unit.

CCoonnddiitt iioonn is a rating given to bushland to categorise disturbance related to humanactivities.This rating refers to the degree of change in the structure, density andspecies present in the bushland in relation to undisturbed bushland of the sametype. A series of scales of disturbance has been used by different people.Condition ratings used commonly in the Perth Metropolitan area are describedin Volume 2 (Connell 1995, Government of WA 1995, Keighery 1994).

CCoonnsseerrvvaattiioonn ccaatteeggoorryy wweettllaannddss are wetlands for which the appropriatemanagement regime has the objective of preserving their natural attributes andfunctions.

CCoonnsseerrvvaattiioonn RReesseerrvvee has the meaning assigned to it by the Conservation andLand Management Act 1984.

DDeeccllaarreedd RRaarree FFlloorraa

– Extant Taxa: taxa which have been adequately searched for and are determinedto be either rare, in danger of extinction, or otherwise in need of specialprotection in the wild, and have been declared under section 23F of the WildlifeConservation Act 1950 to be “rare flora”.

– Presumed Extinct Taxa: taxa which have not been collected, or otherwise verified,over the past 50 years despite thorough searching, of which all known wildpopulations have been destroyed more recently, and have been declared undersection 23F of the Wildlife Conservation Act 1950 to be “rare flora”.

EEccoollooggiiccaall ccoommmmuunniitt iieess means plant communities defined floristically (Gibson etal. 1994) or by vegetation complexes (Heddle et al. 1980), or as defined inEnglish and Blyth (1997).

GGrreeeennwwaayyss are natural corridors proposed as linkages between declared publicopen spaces such as local, regional or national parks, stream reserves, wetlandsand beaches (Alan Tingay and Associates 1997).

MMaaiinntteennaannccee means the continuous protective care of bushland.


MMaannaaggeemmeenntt ppllaannss contain specific and detailed guidelines for the management ofnatural areas.They cover matters such as the nurturing or reintroduction ofnative species, and procedures for the mitigation of adverse influences such asweeds, fire and feral animals.

MMaasstteerr ppllaannss establish the broad context for the future use or development of an area.They cover matters such as the distribution of open space, locations for specific uses,and intentions in relation to mitigating or managing environmental impacts.

MMeettrrooppooll iittaann RReeggiioonn SScchheemmee ((MMRRSS)) means the Town Planning Scheme forthe Perth Metropolitan Region.

NNaattiioonnaall PPaarrkk has the meaning assigned to it by the Conservation and LandManagement Act 1984.

NNaattuurree RReesseerrvvee has the meaning assigned to it by the Conservation and LandManagement Act 1984.

NNaattiivvee vveeggeettaattiioonn is a category of vegetation adopted by Bush Forever formapping purposes, based on Agriculture Western Australia Spatial ResourceInformation Unit classes:

Remnant vegetation – most closely resembles the natural state of vegetation for agiven area; most similar to identifiably remnant areas of similar vegetation types;understorey intact; of the greatest structural diversity/complexity in comparisonto disturbed vegetation in the region; minimal disturbance by agents of humanactivity.

Modified vegetation – degraded understorey; obvious human disturbance; salineincursions; high perimeter to area ratio; narrow corridors of vegetation alongroads, railway lines.

PPeerrtthh MMeettrrooppooll iittaann RReeggiioonn is the area covered by the Perth Metropolitan AreaTown Planning Scheme Act 1959, as amended.

PPrreesseerrvvaattiioonn means maintaining bushland in its existing state and preventingdeterioration.

PPrrootteecctteedd is all of the processes of ensuring the continued existence and viability ofbushland, and may include preservation, maintenance reinstatement, andrestoration.

PPrrootteeccttiioonn is all of the processes of ensuring the continued existence and viability ofbushland, and may include preservation, maintenance, reinstatement, andrestoration.

RReeggeenneerraattiioonn means the natural or assisted recovery of the natural integrity ofbushland.

RReeggiioonnaall llyy ssiiggnniiffiiccaanntt bbuusshhllaanndd is bushland that meets the criteria of BushForever for regional significance.

AAppppeennddiixx 11 ((CCoonnttdd..))


AAppppeennddiixx 11 ((CCoonnttdd..))RReeiinnssttaatteemmeenntt means to introduce one or more species which are known to have

existed naturally in bushland at a previous time.

RReepprreesseennttaattiivvee means inclusive of the range of known ecological communities inthe region, or their habitats.

RReesseerrvvaattiioonn ((rreesseerrvvee aanndd rreesseerrvveedd)) refers to reservation under theMetropolitan Region Scheme (MRS) or under the Land Act 1933, as indicated.

RReessttoorraattiioonn means returning bushland to a known past state, or to approximate theoriginal natural condition, by repairing degradation, removing exotic species,reinstatement, or allowing recovery.

SSttaatteemmeennttss ooff PPllaannnniinngg PPooll iiccyy ((SSPPPP)) may, with the consent of the Minister,be prepared by the WAPC. An SPP may make provision for any matter whichmay be the subject of a Town Planning Scheme, but must be directed primarilytoward broad general planning and the coordination planning. It is a higher orderpolicy planning instrument, approved by the Governor and published in theGovernment Gazette, legally enforceable, and must be incorporated into townplanning schemes. (s5AA of the Town Planning and Development Act 1928).

TThhrreeaatteenneedd eeccoollooggiiccaall ccoommmmuunniitt iieess are naturally occurring assemblages ofplants and animals listed by CALM as being threatened with extinction by humanactivity, or in danger of being destroyed or significantly modified by developmentand other pressures from people (English and Blyth 1997).

TToowwnn PPllaannnniinngg SScchheemmee ((TTPPSS)) means a set of provisions which show how landin the scheme area is to be used and developed. A scheme usually comprisesone or more scheme maps, a text and an explanatory report.

VVeeggeettaattiioonn ccoommpplleexxeess are as defined by Heddle et al. (1980).

WWeettllaannddss means areas of marsh, fen, peatland or water, whether natural or artificial,permanent or temporary, with water that is static or flowing, fresh, brackish orsalt, including areas of marine water the depth of which at low tide does notexceed six metres (Government of WA 1997).Wetlands may be classified,according to management objectives (Hill et al. 1996), into categories ofConservation, Resource Enhancement and Multiple Use.

ZZoonneess refers to the classification of land in planning schemes for use anddevelopment, excluding land in reserves.


CCoommpplleemmeennttaarryy MMeecchhaanniissmmss ffoorr tthhee PPrrootteeccttiioonnooff BBuusshhllaanndd aanndd LLaannddssccaappeess

A summary of possible mechanisms to complement State level controls for theprotection of natural areas.

11 .. LLooccaall PPllaannnniinngg PPooll iicciieess aanndd CCoonnttrroollss11..11 LLooccaall SSttrruuccttuurree PPllaannss ffoorr UUrrbbaann RReelleeaassee AArreeaass

Non-statutory plans prepared either at the regional, district or local level.Provides for a comprehensive approach to planning, including surveys of floraand fauna to determine areas of landscape, botanical and ecologicalsignificance. Enables strategies to be put in place to protect areas ofsignificance. Provides an opportunity to identify areas of environmentalsignificance before land is rezoned.

Current practice in WA. Plans at the regional and district level normallyprepared by the Western Australian Planning Commission (WAPC) and localgovernment (LG) respectively. Local Structure Plans and Development Plansoften prepared by private developer. Funded within annual budgets.

11..22 LLooccaall RRuurraall SSttrraatteeggiieess

Non-statutory plans required to coordinate development in rural areas subjectto development pressure. Forward planning enables those areas requiringprotection to be excluded from further development. Requires areas ofsignificant vegetation, landforms, topography, lakes, watercourses and wetlandsto be identified and management policies/design guidelines prepared.

Current practice in WA. Normally administered by LGs and subject to WAPCapproval. Usually funded by LG.WAPC Policy DC 3.4 applies.

22 .. AAggrreeeemmeennttss aanndd CCoovveennaannttss22..11 SSttaattuuttoorryy MMaannaaggeemmeenntt AAggrreeeemmeennttss

Land stays in private ownership but managed by government as if it was aconservation reserve. Mechanism under section 16 of the Conservation andLand Management Act 1984.

22..22 CCoonnttrraacctt MMaannaaggeemmeenntt AAggrreeeemmeennttss

Management regimes are agreed between landowner and a governmentdepartment. Can be secured by caveat on title; not binding on future owners.Mechanism used by CALM and the Water and Rivers Commission (WRC).



AAppppeennddiixx 22 ((CCoonnttdd..))22..33 PPuubblliicc AAcccceessss AAggrreeeemmeennttss

Allows public access over private land. Mechanism used on limited basis inWA. Effective where public access is required but ownership is not essential.Funded and managed under current budgets by WRC.

22..44 IInnddiivviidduuaall NNoonn--BBiinnddiinngg AAggrreeeemmeenntt –– LLaanndd ffoorr WWiillddlliiffee

A motivational mechanism, provides no security. Provides management adviceand may be linked to incentives and grants. Land for Wildlife has beenlaunched in WA. Can be a valuable educational tool in urban fringe areas. ACALM initiative, funded under CALM budget.

22..55 IInnddiivviidduuaall BBiinnddiinngg CCoovveennaanntt oorr AAggrreeeemmeenntt

Voluntary agreement. Flexible conditions. Registered on title, binds futureowners. Successive owners are motivated to protect conservation values.Agriculture Western Australia covenants or agreements to reserve areavailable and are mainly applied in rural areas in return for fencing incentives.Agreements to reserve are commonly made a condition of clearing approvals.The Government has made a policy commitment to introduce voluntarynature conservation covenanting of land through CALM.

22..66 HHeerriittaaggee AAggrreeeemmeennttss UUnnddeerr tthhee HHeerriittaaggee ooff WWAA AAcctt 11999900

Legally binding contract between owner and public or corporate body; runwith the land.

Could form the legal basis for agreements with owners on the use,development and conservation of land. Must be approved by the Minister forHeritage.Would rely on bushland being considered of heritage significance.

33 .. IInncceennttiivveess aanndd FFuunnddiinngg33..11 LLaanndd SSwwaappss

Land with high conservation values is swapped for land with lower conservationvalues. Could have potential for increased use. Requires a whole-of-governmentapproach. A minor activity funded by individual government bodies.

33..22 EEnnccoouurraaggiinngg CCoonnsseerrvvaattiioonn SSoolluuttiioonnss ((PPllaannnniinngg CCoonncceessssiioonnss))

Flexible regulations are adopted to enhance conservation outcomes wheretotal community benefit is positive. A covenant mechanism may be required.A useful mechanism in particular cases; can be adopted within existingadministration.

33..33 NNeeggoottiiaatteedd PPllaannnniinngg SSoolluuttiioonnss

Negotiations occur prior to development to enhance conservation outcomes. A useful mechanism in particular cases. An independentorganisation willing to assist negotiations is beneficial. Mechanism can beadopted within existing administration.


33..44 RRaattee RReelliieeff

Owners who protect a private conservation resource may receive the benefit ofreduced rates on that land. Can be applied by local governments. Seen ascompensation for forgoing development rights. Mechanism can be adopted withinexisting local government administration. Community perception improved if theState or Commonwealth assists local government with lost revenue.

33..55 PPoossiittiivvee MMaannaaggeemmeenntt IInncceennttiivveess

Owners who protect and agree to manage a private conservation resourcemay receive benefit of annual payments linked to management. Not currentlyapplied in WA but used by Brisbane City Council and in England. Mechanismoften linked to binding covenants. Requires a funding base, monitoring andmanagement advice.

33..66 DDoonnaattiioonn ooff LLaanndd

People who wish their land to become part of the conservation estate donateit to a government or non-government organisation. A covenant mechanismcan be applied to provide security. Management costs are incurred by theaccepting organisation. Mechanism currently available through government andnon-government organisations.

44 .. VVoolluunnttaarryy AArrrraannggeemmeennttss44..11 DDoonnaattiioonn ooff LLaanndd wwiitthh LLeeaasseebbaacckk

For people who wish to have their land become part of the conservationestate but want to retain an interest. Land may be donated or may involve afinancial transaction. Leaseback may be for a peppercorn rental. Donor mayavoid rates. Mechanism currently available through government and non-government organisations.

44..22 VVoolluunnttaarryy RReettiirreemmeenntt ooff LLaanndd

Landowners submit proposals and funding required to retire land from farmingfor conservation. Mechanism could be adopted through government agenciesutilising existing incentive resources.

44..33 FFiinnaanncciiaall DDoonnaattiioonnss –– FFuunnddrraaiissiinngg AAppppeeaallss

People donate to a general conservation land purchase fund or a specific fundrelated to specific land.Works best if receiving organisation has tax deductiblestatus. Funds established by Wildflower Society and Australian Bush HeritageFund.The Government has made a commitment to establish an independentbody to raise funds to acquire conservation land.

44..44 VVoolluunnttaarryy GGrroouupp PPuurrcchhaassee

A group of people combine financial resources to purchase and manage land,often as a cooperative but sometimes by strata title. Mostly used in rural areas.Covenant can help maintain long-term goals. Current administration ofcooperatives and strata titles are used.



AAppppeennddiixx 22 ((CCoonnttdd..))44..55 CCoommmmuunniittyy MMaannaaggeemmeenntt

A community group agrees to manage land vested in government or ownedby an LG or a Trust. Requires mechanism to sustain and support communitygroup. Community management of bushland in Perth is being encouraged byEcoplan. Requires organisation to ensure quality management and groupsustainability. Sponsorship of groups is a possibility.

44..66 TTrruussttss

An independent body is formed with a focus on nature conservation and taxdeductible status. Can facilitate covenants, revolving funds, negotiated solutions,fundraising appeals, community management. Government policy is for theestablishment and initial funding of an independent trust.

44..77 GGoorrddoonn RReeiidd FFoouunnddaattiioonn ffoorr CCoonnsseerrvvaattiioonn

A component of the Lotteries Commission. Provides funding to communityorganisations for nature conservation initiatives.

44..88 NNaattiioonnaall TTrruusstt CCoonnsseerrvvaattiioonn CCoovveennaannttiinngg IInniittiiaattiivvee

The National Trust, in association with the Gordon Reid Foundation forConservation, has developed a conservation covenanting initiative.Under section 21A of the National Trust of Australia (WA) Act 1964-70 theTrust may take the benefit of a covenant which runs with the land, either for astipulated period or permanently. An owner may agree with the National Trustthat the land be made subject to conditions restricting its planning,development or use under a covenant which is enforceable by the Trustagainst the owner of the land.

appendix 3: bush forever site implementation guidelines – practice

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